pbs gsa national equipment standard guide 2011-03-21

Document Revision 03-21-2011 Disclaimer GSA would prefer not to develop a single organization standard that is specific only to the agency. GSA would prefer, with review and input from industry and other agencies, develop a mutually beneficial industry standard that can be used universally. With that in mind, this is a draft document developed by GSA and is being distributed for review process by peers. This is in no way to be used as a legal or binding document at this time. This document is in the process of being internally reviewed by GSA. Note: This is a large document; there is discussion to split out section 4 into its own document. For review process, this document should be considered as a whole. Moving section 4 to another sub technical document would not change its content.

U.S. General Services Administration Public Buildings Service Office of Design and Construction Facility Management and Services Program

Month XX, 2011 This version of the GSA National Equipment Standard is identified as Version 0.50 to indicate its provisional status. With its publication, this guide becomes available for public review and comment. As its provisional status denotes, however, it will continue to serve as the basis for further development, pilot validation, and professional editing. All readers of this provisional guide are encouraged to submit feedback to the National 3D-4D-BIM Program. Updated versions will continue to be issued to address and incorporate on-going feedback in an open, collaborative process. For further information about GSAs National 3D-4D-BIM Program, additional BIM Guide Series, or to submit comments or questions, visit the National 3D-4D-BIM webpage at http://www.gsa.gov/bim. The National 3D-4D-BIM Program Office of Design and Construction Public Buildings Service U.S. General Services Administration 1800 F Street NW, Suite 3300 Washington, DC 20405 [ADD FMSP Address]

GSANational Equipment Standard

GSA National Equipment Standardwww.gsa.gov/bim


Version 0.50 Month, Date 2011 COPYRIGHT 2011 BY General Services Administration If you would like to contact the authors, please write to: The National 3D-4D-BIM Program Office of Design and Construction Public Buildings Service U.S. General Services Administration 1800 F Street NW, Suite 3300 Washington, DC 20405 [ADD FMSP]


Table of Contents Equipment Standards Executive Summary: Equipment ................................................................................. iii Introduction .......................................................................................................... iv About this Guide ....................................................................................................... iv Objective of this Guide ............................................................................................... iv How to use this guide National Equipment Standard ........................................................... iv Section 1: Equipment and FM ...................................................................................... 7 1.1. 1.2. 1.3. Why Equipment Standard .................................................................................... 7 The Business Need for Equipment Standards .............................................................. 8 Use cases for equipment data .............................................................................. 10

1.1. The vision for equipment data ............................................................................. 11 Section 2: Equipment Definitions ................................................................................14 Section 3: Industry Codes and Standards .......................................................................18 3.1. Industry Codes ................................................................................................ 18 3.2. Equipment Type Nomenclature Convention .............................................................. 22 Section 4: Equipment Data Fields ................................................................................25 4.1. 4.2. 4.3. 4.4. 4.5. 4.6. 4.7. 4.8. Complex Data Fields ......................................................................................... 26 Facility Data Fields ........................................................................................... 32 Tenant Data Fields ........................................................................................... 40 Zone Data Fields .............................................................................................. 44 Space Data Fields............................................................................................. 47 Equipment Data Fields ....................................................................................... 53 Job Task Data Fields ......................................................................................... 96 Commissioning Data Fields ................................................................................ 108table of contents i


4.9.

Condition Assessment Data Fields........................................................................ 113

4.10. Audits and Inspection Data Fields ........................................................................ 124 4.11. Warranty ..................................................................................................... 130 4.12. Operation Documents ...................................................................................... 143 4.13. Code and Regulations ...................................................................................... 146 Section 5: Equipment Identification ........................................................................... 159 5.1. Equipment Identification Formats: ...................................................................... 159 Section 6: Equipment Tag........................................................................................ 163 6.1. 6.2. Guidelines: .................................................................................................. 163 Tag Placement: ............................................................................................. 163

6.3. Required Equipment Tag Information: .................................................................. 164 Section 7: Contracts .............................................................................................. 167 7.1. 7.2. 7.3. New Construction/Renovation............................................................................ 167 Existing Building O&M Contract Renewal ............................................................... 167 Existing Building Equipment Inventory Contract ....................................................... 168

7.4. Existing Building Project .................................................................................. 169 Section 8: technology ............................................................................................. 171 8.1. Technology Requirements ................................................................................. 171 8.2. Technology Recommendations ........................................................................... 171 Section 9: Implementation Guidance .......................................................................... 173 9.1. 9.2. Identifying Opportunities.................................................................................. 173 Developing an Equipment Execution Plan .............................................................. 173

9.3. Pilot Inventory Implementation Studies ................................................................ 173 Section 10: Equipment Data Matrix ............................................................................ 176 References .......................................................................................................... 186 Acknowledgements ................................................................................................ 187table of contents ii


Executive Summary: Equipment In 2003, U.S. General Services Administration (GSA) Public Buildings Service (PBS) Office of the Chief Architect (OCA) established the National 3D-4D-BIM Program. For more information, visit the National 3D-4D-BIM Program webpage at http://www.gsa.gov/bim. As part of this program, OCA has evaluated an array of 3D-4D-BIM applications on a number of capital projects. As one of the largest owners in the U.S., GSA sees great benefits from maintaining lifecycle data for our facilities. Equipment data is one of the key data points critical to the operation and maintenance of facilities. This guide is a result of the work that the GSA team has done to ensure that high-quality data is submitted for equipment in our facilities during design and construction, renovations, projects, and daily operations. The Office of Design and Construction, which houses the BIM Program, and the office of Facility Management and Services Programs has been working with counterparts in all regions to ensure the appropriate equipment deliverables are required. This guide has also been reviewed by the GSA BIM and FM Working Group and several regional GSA associates familiar with BIM and FM. Objective of Using National Equipment Standards (NES) The overall purpose of utilizing national equipment standards is to enable GSA to leverage equipment data through the facility lifecycle. GSA intends to utilize and update this data throughout the facility lifecycle through new construction, small projects, building operations, and major renovations. Requirements and Deliverables At a minimum, contracts or work relating to facility equipment data such as new construction, equipment related projects, equipment repairs/replacements, renovations, etc., are required to have the minimum specified data fields per this guide updated or captured per section 4. These requirements are in addition to all current submission requirements set forth in Appendix A of the Facilities Standards for the Public Buildings Service (PBS P-100 November 2010). A/Es should also follow the PBS CAD Standards for creating 2-D drawings. Conclusions GSA expects that, in referencing this Guide, GSA will be able to obtain high-quality equipment data for use in Facility Management. While full adoption of this guide within facility management will be incremental, this guide lays the foundation for the vision and technical requirements for facility management. GSA welcomes any constructive comments and recommendations to the guide and the process of creating and maintaining facility lifecycle information.

executive summary: equipment

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IntroductionAbout this GuideA national equipment standard allows GSA to better utilize and operate facilities through all phases of a facilitys lifecycle. Users of this document should also refer to the GSA BIM Guide Series: 01 Overview of GSAs National 3D-4D-BIM Program for program-wide policies on 3D-4D-BIM applications, GSA BIM Guide Series 02 for technical requirements of a spatial program BIM, and the GSA BIM Guide Series 08-facility management to BIM for implementation. This guide will also be of general interest to other members of GSA project teams, including PBS staff, customer agencies, and contracted parties such as construction managers, construction and designbuild contractors, and consultants. In addition, construction industry software solution providers will find this Guide useful, in particular those who offer Computerized Maintenance Management Systems (CMMS) and BIM-authoring applications.

Objective of this GuideThe main objective of this guide is to provide a vision, requirements, and technology review for equipment data and its use in CMMS and BIM for facility management. Disclaimer: This guide is considered a living document that is constantly changing and being updated as the technology matures. While GSA has tried to highlight the major points, GSA cannot take into account all the special cases and changing technology. Therefore, if you have any questions or comments regarding the content of this Series, please contact OCA or FMSP for the most up-to-date information.

How to use this guide National Equipment StandardThis series is divided into 9 major sections: Section 1: Equipment and FM This section describes the overall vision and objectives for equipment data within facility management.

introduction

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Section 2: Equipment Definitions This section defines the definitions of key terms used for equipment inventories and their data. Section 3: Industry Codes and Standards This section defines the industry codes, concepts, and standards used for GSA equipment inventories. Section 4: Equipment Data Fields This section describes the different equipment data points for GSA, their implementation, requirements, and their data field database name. Section 5: Equipment Identification This section describes the requirements and standards for equipment identification in a facility. Section 6: Equipment Tag This section describes the requirements and standards for equipment tagging within a facility. Section 7: Contracts This section provides lessons learned and information to include in contracts related to equipment inventories. Section 8: Technology This section describes the technologies that are affected and possible future technologies available. Section 9: Implementation Guidance This section describes the different ways of implementation related to equipment inventories.

introduction

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Section 01:Equipment and FM



Section 1: Equipment and FMThis section provides an overview of the origin and motivation behind equipment data and facility management.

1.1.

Why Equipment Standard

GSA PBS is responsible for over 8300 owned and leased buildings within its 11 regions. The costs and inaccuracy of facilities using incompatible self-generated equipment and systems descriptions has a significant impact on the construction, operations, sustainability, and energy usage of facilities. Using a single common standard that is compatible with industry standards is a significant improvement for GSA and its supporting vendors. Facility operations require the ability to track and located every component of a facility. Those components (equipment) have performance characteristics and costs associated with their operation, installation, replacement, and\or scheduled maintenance. Creating an accurate equipment inventory is essential for achieving optimal performance of the facility. This equipment standard is designed to guide the creation and capture of accurate information for equipment data. Equipment data such as: Type of equipment. Equipment physical location in addition to its location within the facility. Cause and affect (parent/child relationship) each component has on the operations of a building. Example: Transformer ## supplies power to electrical panels xx, yy, zz. Creation of zones that identify areas that are serviced by common components. (Rooms 1, 2, 3 are on zone 1 of Air Handling Unit 21, or supplied electrical service from circuit panel L-1.) Development of a unique identifier that can be used to link the software programs files with the CMMS database.


1.2.

The Business Need for Equipment Standards

GSA PBS is responsible for over 8300 owned and leased buildings within its 11 regions. The problems associated with using incompatible self-generated equipment and systems descriptions have significant impact on the construction, operations, sustainability, and energy usage of facilities. Why are equipment inventories critical? The bottom line: They are the basic requirement for every aspect of facility management. Equipment inventories affect facility safety as well as how the facility is operated, maintained, and forecasted. They also have a direct impact on facility costs. If the equipment inventory is not accurate, the facility and the organization will not be as effective. One adage is You cannot manage what you do not know. If the equipment inventory is not accurate, it is costing the organization time, manpower, and money. Financial Impact and Analysis of Equipment Inventories by Robert Keady, Facility Engineering Journal, Association of Facility Engineering, Nov-Dec, Jan-Feb, 2009-2010. National Institute of Standards and Technology (NIST) estimates the cost of inadequate interoperability in the U.S. capital facilities industry to be $15.8 billion per year. A buildings performance will decline because of its age, the use it receives, or functional adaptation to new uses, but its performance will decline at an optimized rate with proper maintenance. Without appropriate maintenance, or with the owners decision to defer required maintenance, the buildings usefulness will decrease at an accelerated rate. The total cost of ownership is the total of all expenditures an owner will make over a buildings service lifetime. Failure to recognize these costs and to provide adequate maintenance, repair, and renewal results in a shorter service life, more rapid deterioration, higher operating costs, and possible mission degradation over the life cycle of a building. With available data on facility subsystems, an estimate can be made regarding maintenance, repair, and renewal requirements during the remaining asset lifetime. Managing this data is of critical importance to effectively provide optimum services to the facility owner and users. Cost Analysis of Inadequate Interoperability in the U.S. Capital Facilities Industry, Michael P. Gallaher, Alan C. OConnor, John L. Dettbarn, Jr., and Linda T. Gilday, NIST GCR 04-867, AUGUST 2004. GSA development of a standard and format for equipment inventory will significantly improve the interoperability between design, construction, and operation of its facilities. GSA is committed to maintain interoperability across regions while at the same time being vendor neutral.


The following are some of the benefits that GSA believes will be realized by having accurate equipment data: 1. Cost Savings: Savings in renovations and projects. Savings to performing equipment condition assessments. Reduction in the number and costs to perform equipment inventories per each O&M Contract. Increased revenue/accuracy of Chargebacks. Reduction in peak energy costs. Reduction of waste water. Reduction of cost related to inventory collection for new construction. 2. Man-hour Savings: Reduction in number of contract modifications; reduction of man-hours used affects multiple departments. (Finance, Contracting Office, Facilities Team, Lessor, etc.) Reduction of labor-hours needed to recreate maintenance and repair information. Reduction in hours needed to recreate information to meet regulations. Reduction in hours caused by miscommunication. Reduction in hours needed to perform equipment Building Life Cycle Costs. Reduction in hours needed to determine manpower requirements for O&M costing. Reduction in hours needed to determine equipment impacted for Chargebacks. Reduction of hours to cost projects that require equipment information and quantities. Reduction of administrative hours spent maintaining current inventory system and process. 3. Regulations: Reduce the probability of fines and violations by having the capability of identifying that all equipment regulations have been met. Increased level of compliance.


Improved ability to meet GREEN and LEED initiatives. 4. Safety: Increased personnel safety by reducing live electrical work. Reduction in legal exposure. Reduction in human error. 5. Emergency Response: Improved emergency response and accident mitigation. 6. Executive Level: Improved financial budgets and costing information. Improvement of metrics and data used for equipment, operations, and maintenance decisions. Improved tracking of repairs and service calls related to equipment. Improved cost of expenditure history. Improved Customer Service.

1.3.

Use cases for equipment data

Equipment data affects a significant number of processes and systems used within facility management. The following are only a couple of the major use areas for this data. 1.3.1. Energy and Sustainability The Department of Energy, Federal Energy Management Program (FEMP) performed a study that found that a 5-20% energy savings could be achieved by simply performing effective O&M (http://www1.eere.energy.gov/femp/operations_maintenance/). One of the major key points of having an effective O&M program is to be able to accurately identify the equipment within the facility. Even though GSA installs highly efficient components within its facilities, if the equipment is not tracked and maintained then the efficiencies will be lost and the savings and sustainability not recognized. Therefore, equipment data has a large impact on energy and sustainability use cases.


1.3.2. Operation and Maintenance Contracts A large component of the cost related to operation and maintenance contracts for federal facilities is based on the amount of preventive maintenance required to be performed for the facility. The amount of preventive maintenance is directly related to the accuracy and quality of the equipment data. GSA believes that having a higher quality of data related to equipment inventories will reduce the number of O&M contract modifications, stabilize the known costs and, therefore, the budget of its building O&M program. It will simultaneously reduce the number of repairs related to poor O&M. 1.3.3. Construction to Facility Management Data Transfer At the time of this publication, there is a significant communications gap between the design and construction industry and facility management/owners. One of the major causes of this gap is that the two disciplines use different standards for identification of data. The design and construction industry tends to use established industry standards while the facility management community tends to use self-generated data formats that are not consistent with any standards. Because of this inconsistency in definitions, it is very difficult and costly to transfer data from construction to operations and there is a high level of data loss. The defining of equipment data fields, format, and industry standards used by this publication will reduce, and someday eliminate, the loss of equipment data between construction and operations. GSA believes it will see a significant cost benefit in reducing this data communications gap.

1.1.

The vision for equipment data

While it is recognized that it will take time, the vision is to have seamless transfers of equipment data from construction, projects, and operations to the point that all of GSA facilities have completely accurate equipment inventories. The key points in achieving this vision are: 1. To have this guide implemented and the equipment data captured during any activity that involved equipment. Example: New construction, small project equipment replacement, daily building operations, etc


2. When a standard does not meet the requirements needed by GSA, assist the industry and community by proactively becoming involved in fixing the standards, instead of developing selfgenerated, non-compliant GSA specific standards.

Section 02:Equipment Definitions



Section 2: Equipment DefinitionsThis section describes the definitions that relate to equipment. GSA believes that there is a higher clarity of communication when using predefined terms and definitions. Some of these definitions, especially those that relate to equipment inventories, are new. 2.1.Assembly: An assembly is the putting together of manufactured parts to make a completed product, such as a machine or electronic circuit. A set of parts so assembled. A group of machine parts, especially one forming a self-contained, independently mounted unit. Assemblies are only used to define equipment or building elements. 2.2.Attributes: A property, quality, or feature belonging to or representative of a person or thing. 2.2.1. Equipment Object Attribute An equipment object attribute is a property or feature that defines a particular equipment object and is not related to its design characteristics or operation specifications. Example: Equipment type, equipment sequential number, etc... 2.2.2. Equipment Design Specification Attribute An equipment design specification attribute is a property or feature of a component based on the design characteristics of particular equipment. Example: Designed for 150% maximum load for 30 minutes at 50 amps, maximum pump head 250 feet, 60HZ, 480 Volts, etc 2.2.3. Equipment Instance Specification Attribute An equipment instance specification attribute is a property or feature of a component based on specifications important to that instance of that component. Example: Equipment serial number, equipment model, equipment installation date, etc 2.3.Element: An Element is a major component, assembly, or "construction entity part which, in itself or in combination with other parts, fulfills a predominate function of the construction entity" (ISO 12006-2). Predominating functions include, but are not limited to, supporting, enclosing,

Section 2: Equipment Definitions

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servicing, and equipping a facility. Functional descriptions can also include a process or an activity. 2.4.Equipment Identification: A short abbreviation of a human understandable word or description defining what instance, category, or classification to which an equipment object belongs. For example: An air handling unit with a sequence number of 001 could be identified as AHU-001 or window 2341 could be identified as WDW-2341 2.5.Equipment Tag: An attached material used to physically mark or label a piece of equipment. For example: A stainless steel tag placed on an air handling unit with an equipment identification of AHU-001. 2.6.Equipment Inventory Types: Equipment inventories are categorized into five major types. Within a facility there are often varying inventories of different types based on the practice of design discipline or the requirements of the facility owner related to the equipment. For example: A facility could have a mechanical preventive maintenance inventory, lighting non-preventive maintenance inventory, a component level fire safety inventory, and a partial inventory of doors. The five types of inventories are defined as follows: 2.6.1. Partial Inventory a facility equipment list that is not tied directly to any specific standard, maintenance schedule, or controlled process. Some common problems related to partial inventories are: Discrepancies between equipment listed and equipment actually installed, and inaccuracies in equipment counts, potentially omitting important pieces of information, such as equipment attributes or physical locations. 2.6.2. Maintenance Inventory an inventory of all the equipment within a facility that requires maintenance. Types of maintenance would be preventive maintenance (PM), predictive maintenance, etc. Non-maintenance equipment is not included in this inventory. 2.6.3. Non-Maintenance Inventory an inventory of all the equipment that conveys with the facility during transfer of ownership or is tracked, serviced, repaired, or maintained by the organization that does not require maintenance. Preventive or predictive maintenance equipment is not included in this inventory.


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2.6.4. Component-Level Inventory an inventory that includes PM and Non-PM equipment down to the component, or product, level. A component-level inventory normally consists of equipment that conveys with the facility during transfer of ownership or is tracked, serviced, repaired, or maintained by the organization. Component-level inventories are as in-depth as possible for an existing building without actually performing destructive testing to determine what is behind the walls or underground. This type of inventory does not normally include disposable inventories such as supplies. For example: A component-level inventory would contain lighting fixtures but not contain light bulbs, electrical outlets, or mounting hardware. 2.6.5. Complete (Master) Inventory an inventory that includes all equipment within the building envelope and site boundaries. Complete inventories capture the equipment that a component-level inventory is not able to capture without performing destructive testing: equipment behind walls or in inaccessible and hard to reach areas. Complete inventories are normally obtainable only after new construction. Complete inventories are found in organizations like nuclear power plants, oil rigs, manufacturing companies, and ships, and reflect the understanding within these organizations that equipment inventories are important to the success of overall operations. The complete inventory corresponds to the Bill of Materials for all products purchased in the construction of a facility. 2.7.System: A system is a group of interacting, interrelated, or interdependent elements, equipment, or assemblies, forming a complex whole in order to fulfill a function. 2.8.Subsystem: A sub system is a secondary or subordinate part of a system. 2.9.Equipment System Relationship: An equipment system relationship is the direct relationship that a piece of equipment has to its system.


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Section 03Industry Codes and Standard



Section 3: Industry Codes and StandardsThis section delineates the concepts and codes to be used for the basis of equipment data. The digital coding of equipment, not to be confused with identification or tagging, is the code used in a database or in software programs to ensure that the equipment types and classifications are consistent throughout the different processes. The proper use of a single consistent code throughout different processes is critical in ensuring the interoperability of the data across platforms, regions, and buildings.Code 23-27 31 00 23-27 31 11 23-27 31 13 23-27 31 13 11 Product Valves Backflow Preventors Balancing Valves Gate Balancing Valves

3.1.

Industry Codes

GSA is committed to the use of open, vendor-neutral, object based oriented industry codes to minimize the loss of data that is prevalent in self-generated systems of coding. 3.1.1. OmniClass OmniClass is the coding standard for use by GSA. This standard is an open object based industry standard used in the construction of facilities. This industry code is the designated backbone code for Building Information Modeling and Construction Operation Building Information Exchange (COBie) per the National Institute of Building Sciences (NIBS), Federal Facility Council (FFC), and buildingSMARTalliance. OmniClass, maintained by the Construction Specification Institute, a nonprofit organization affiliated with NIBS, is involved in the

Section 3: Industry Codes and Standards

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International Framework for Dictionaries (IFD) and Industry Foundation Classes (IFC) standards. The OmniClass Construction Classification System (known as OmniClass or OCCS) is a classification system for the construction industry. OmniClass is useful for many applications, from organizing library materials, product literature, and project information, to providing a classification structure for electronic databases. It incorporates other extant systems currently in use as the basis of many of its Tables MasterFormat for work results, UniFormat for elements, and EPIC (Electronic Product Information Cooperation) for structuring products. OmniClass, Construction Specification Institute, http://www.omniclass.org/ NBIMS V1-P1 includes three candidate reference standards as Appendix documents: IAI Industry Foundation Classes (IFC or ifc), Construction Specifications Institute (CSI) OmniClass, and CSI IFD Library, National Building Information Modeling Exchange Standard, Whole Building Design Guide, National Institute of Building Sciences. www.wbdg.org/pdfs/NBIMSv1_p1.pdf 3.1.1.1. OmniClass Table 23 Products. OmniClass Table 23 Products shall be used to digitally code and classify GSA equipment types to ensure interoperability between software systems and packages. In the figure 3.2.2, the code is the numerical value embedded within the table. For example: 23-27 21 11 is the digital code for the classified equipment named axial flow compressors.


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Figure 3.2.2 3.1.1.2. OmniClass Table 21 Elements. OmniClass Table 21 Elements shall be used to digitally code and classify GSA equipment systems to ensure interoperability between software systems and packages. In figure 3.2.3, the code is the numerical value embedded within the table. For example: 21-51 31 11 17 is the digital code for the equipment system named Domestic Water Distribution.Section 3: Industry Codes and Standards 20


Figure 3.2.3 3.1.2. National CAD Standard (NCS) and ASME abbreviations. NCS and ASME standard abbreviations shall be used for the identification of equipment acronyms within the database per the equipment identification and tagging section of this guidance. Construction Specification Institute maintains a reference object based cross to acronym database (ROBCAD) based on NCS and ASME standards. 3.1.3. Specifiers' Properties Information Exchange (SPIE) SPIE is an emerging industry standard sponsored by the buildingSMARTalliance, National Institute of Building Sciences, Whole Building Design Guide, http://www.wbdg.org/references/pg_spt.php. This code is used to define the specifications or equipment design attributes of a product. GSA intention is to ensure all design specifications are captured during equipment data collection using this format.


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3.2.

Equipment Type Nomenclature Convention

Naming conventions are the descriptive name used to provide the easily identified human interfaces needed to operate, repair, and maintain equipment. It is important to maintain a consistent nomenclature between different organizations and processes. Consistent names provide for ease of use for human interaction with the data in a database. A code 23-75 10 37 11 is meaningless to a user unless cross-referenced to a description of what the code is related to. In order for GSA to have the capability to effectively data mine the information in a database, a standard equipment naming convention is required. 3.2.1. Industry Standard Nomenclature: GSA equipment type description shall be per the OmniClass Table 23 Products table. Example: 23-27 31 15 is the digital code for the equipment type ball valve. Therefore, the equipment type description used for GSA shall be Ball Valve. Using this standard nomenclature allows the data in the equipment database to easily be parsed by personnel and the agency. A search for all ball valves and their sizes could be easily performed on this database. 3.2.2. Equipment Operation Description. Equipment Operation Descriptions are additional texted based nomenclature that, when added to the industry standard equipment type nomenclature, provides added value to the operation of a facility. The equipment type Ball Valve for a piece of equipment in a database side is important, but a single facility can contain thousands of ball valves. The addition of a free text format addition to the equipment type and designated as equipment operation description provides a viable long description to the industry standards. For example:


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Equipment Type Ball Valve

Equipment Operation Description Main Isolation to Fuel Oil Tank #2

The resulting naming convention becomes: Ball Valve Main Isolation to Fuel Oil Tank #2.


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Section 04Equipment Data Fields



Section 4: Equipment Data FieldsThis section describes and defines the equipment data fields, minimum information, responsibility, and requirements. The term contractor within the scope of these data fields refers to anyone who is under contract to perform said duties, such as the A/E Construction Manager, Commissioning Agent, etc GSA/Contractor denotes areas in which the data might have to be assigned/developed by GSA, but the contractor is always responsible for the data input based on contract requirements. The equipment data fields are the minimum defined data points needed by GSA for the proper identification of equipment. It is recognized that there are numerous other data points that are needed by facility management for the proper operation of their facilities (for example: square footage of spaces, etc...), but this guide is specifically written for equipment only. Also note that some of the data points are important for other software programs and systems (for example: building number). Whenever possible, data points from multiple systems should be unified under a single standard to reduce integration errors in systems. Section 4 is broken up into the following seven parts for each piece of data: Implementation: Data Capture Requirement: Data Format Requirement: Database Name: Data Instance: Responsibility: How to implement the data in the fields and related examples. Denotes whether the data is a minimum requirement or if it is a recommended data point. Standards or format requirements for the data. The required database name for the specified data field. Denotes whether the data is expected to be a singular occurrence of that data point or a many occurrence. Recommended organization responsible for gathering the data.

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4.1.

Complex Data Fields

The complex data field is the minimum data related to a complex needed to cross reference equipment. A complex is synonymous with the terms site, base, or campus. The term complex was selected due to usage of the term in property management. 4.1.1. Complex Primary Key The complex primary key is a globally unique identifier (GUID) used in software applications to provide a unique reference number. This software identification is for software application usage only and is not meant to be a user readable/understandable code. The use of a GUID allows all of the data for the complex to be pinned to the GUID as unique database identification. The data for the complex can then be linked to other data using this GUID. Hence, complex data only has to be captured in one location but then can be used in multiple areas throughout the program. Implementation: Verify with GSA that a GUID does not already exist for the complex. Otherwise, the GUID can be self-developed by the software package or by using a GUID generator. GUID must be approved by GSA. Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility New Construction: Required Existing Building: Required Time Based 128 Bit Alpha-Numeric Case-Sensitive: COBie Facility.ExtFacilityIdentifier One GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor


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4.1.2. Complex Plot The complex plot was defined to identify the site boundaries or plot for the complex. This plot boundary is very important to facility management to assist in understanding where responsibilities of utilities and equipment start and stop. Example: underground sewage line, facility is responsible until the line crosses the site boundary. The sewage line then becomes the utilities responsibility. How to represent this information in a data format has not been determined by GSA at this time. Implementation: Not used/developed at this time. Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility 4.1.3. Complex Number The complex number is the GSA self-generated assigned complex/site number that uniquely identifies the complex in GSAs portfolio. Example: MD0000WO White Oak Campus. Implementation: New Construction: Existing Building: No Standard


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Assigned by GSA Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility 4.1.4. Complex Name The complex name is the GSA/Organization assigned name for the complex or site per portfolio management. Example: Denver Federal Center or White Oak Campus. Implementation: Assigned by GSA Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility 4.1.5. Complex Address New Construction: Required Existing Building: Required Text: Per GSA portfolio designated name Facility.SiteLongName One GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor New Construction: Required Existing Building: Required Alpha-Numeric: Per GSA portfolio standard numbering format: COBie Facility.SiteName One GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor


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The complex address is the physical designated postal address for the complex. The complex address consists of the postal number and the street designation. The post box is also to be included in the address. Example: 301 SW 7th Street, P.O. Box 1234 Implementation: Assigned by GSA Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility 4.1.6. Complex City The complex city is the city name that the complex is associated with per the postal codes. When a complex spans more than one city, a main city designated by the agency will be determined. Each building within the complex will still be associated with the city in which it is physically located to ensure they comply with local regulations. Implementation: Assigned by GSA Data Capture Requirement Data Format Requirement Database Name Data Instance New Construction: Required Existing Building: Required Text: Per GSA portfolio standard Facility.SiteTown OneSection 4: Equipment Data Fields 29

New Construction: Required Existing Building: Required Text: Per GSA portfolio standard Facility.SiteAddress.AddressLine One GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor


Data Storage Responsibility 4.1.7. Complex State

GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor

The complex state, for the United States, will use the 2 letter postal state designation. When a complex spans more than one state, a main state designated by the agency will be determined. Buildings within the complex will still be associated with the state in which they are physically located to ensure they comply with local regulations. Implementation: Assigned by GSA Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility 4.1.8. Complex Zip The complex zip is the postal zip code designated for the complex as its main mailing address. When a complex spans multiple zip codes, a main zip code for mailing will be designated for the complex. Buildings within the complex will still be associated with the zip code in which they are physically located. New Construction: Required Existing Building: Required Text: 2 capitalized letter designation per United States Postal Standards Facility.SiteRegion One GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor


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Implementation: Assigned by GSA Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility New Construction: Required Existing Building: Required Numeric: Per United States Postal Service Facility.SitePostalCode One GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor


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4.2.

Facility Data Fields

The facility data field is the minimum data related to the facility needed to cross reference equipment. Facility is synonymous with the terms structure, garage, park, and building. The term facility was selected due to usage of the term in facility management. 4.2.1. Facility Primary Key The facility primary key is a globally unique identifier (GUID) used in software applications to provide a unique reference number. This software identification is for software application usage only and is not meant to be a user readable/understandable code. The use of a GUID, allows all of the data for the facility to be pinned to the GUID as unique database identification. The data for the facility can then be linked to other data using this GUID. Hence, the data only has to be captured in one location but then can be used in multiple areas throughout the program. Implementation: Verify with GSA that a GUID does not already exist for the facility. Otherwise, the GUID can be self developed by the software package or by using a GUID generator. GUID must be approved by GSA. Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility New Construction: Required Existing Building: Required Time Based 128 Bit Alpha-Numeric Case-Sensitive: COBie Facility.ExtFacilityIdentifier One GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor


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4.2.2. Facility Owner The facility owner is a text designation of the organization or agency who owns the facility: GSA, FDA, FAA, DOD, NAVFAC, etc... Example: MD0765 FRC White Oak Life Science Lab is owned by GSA; therefore, GSA would be designated as the owner, even though FDA is the sole tenant agency. Implementation: Assigned by GSA. The abbreviations and acronyms must be in accordance with approved U.S. government requirements. Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility 4.2.3. Facility Designation The facility designation field is used to denote the disposition of the facility within the organizations portfolio. For GSA at this time, the field is used to designate whether the facility is own, leased, or delegated. Implementation: Facility designation is determined by GSA. The approved designations for GSA are as follows: LeasedSection 4: Equipment Data Fields 33

New Construction: Required Existing Building: Required Text: Per United States standard names and acronyms Facility.Owner Many GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor


Leased Delegated Owned Owned Delegated Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility New Construction: Required Existing Building: Required Text: Per 4.2.3 designations Facility.Designation One GSA Database New Construction: GSA Existing Complex: GSA/Contractor

4.2.4. Facility Location Organization Code The facility location organization code captures the code used to designate the geographical location system used by the organization for the facility. For example: GSA has 11 regions and each building belongs to a specific region. The region number is the location organization code. Implementation: Enter the region number for the building. GSA has 11 regions, region numbers must be entered with a preceding zero for regional numbers less than 10. GSA Regions: 01, 02, 03, 04, 05, 06, 07, 08, 09, 10, 11 Data Capture Requirement Data Format Requirement Database Name New Construction: Required Existing Building: Required Numeric: Per GSA Region designated numeric value Facility.LocationOrgCodeSection 4: Equipment Data Fields 34


Data Instance Data Storage Responsibility 4.2.5. Facility Number

One GSA Database New Construction: GSA Existing Complex: GSA/Contractor

The facility number is the GSA self generated assigned facility number that uniquely identify the facility in GSAs portfolio. Example: DC0459AF is the facility number for the Reagan Building FOB. There are instances in which tenant agencies assign a number to a GSA facility. Tenant agency numbers are not approved for tracking purposes and should not be used. Implementation: Assigned by GSA Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility 4.2.6. Facility Name The facility name is the name of the building as designated per PBS GSA. Example: Reagan Building FOB. There are instances in which a tenant agency assigns a different name or New Construction: Required Existing Building: Required Alpha-Numeric: Per GSA portfolio standard numbering format: COBie Facility.Name One GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor


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number to a GSA facility for their own use. Only the GSA approved portfolio designated name should be used. Implementation: Assigned by GSA Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility 4.2.7. Organization Facility Name The organization facility name is the data field used to capture any other name for the facility besides the approved GSA portfolio name. Example: GSA Building MD0821 FRC WHITE OAK CDER OFFICE 2 was designated Building 51 by tenant agency. Therefore, Building 51 would be entered into this data field. This will allow GSA to streamline cross reference terms and data elements with tenants. Implementation: Assigned by GSA/Tenant Data Capture Requirement Data Format Requirement Database Name Data Instance New Construction: Recommended Existing Building: Required Text Facility.LongName2 OneSection 4: Equipment Data Fields 36

New Construction: Required Existing Building: Required Text: Per GSA portfolio designated name Facility.LongName1 One GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor


Data Storage Responsibility 4.2.8. Facility Address

GSA Database New Construction: GSA Existing Complex: GSA/Contractor

The facility address is the physical designated postal address for the building. The facility address consists of the postal number and the street designation. The post box is also to be included in the address. Example: 301 SW 7th Street, P.O. Box 1234 Implementation: Assigned by GSA Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility 4.2.9. Facility City The facility city is the city name that the facility is associated with per the postal codes. Implementation: Assigned by GSA Data Capture Requirement New Construction: Required New Construction: Required Existing Building: Required Text: Per GSA portfolio standards Facility.AddressLine One GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor


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Data Format Requirement Database Name Data Instance Data Storage Responsibility 4.2.10. Facility State

Existing Building: Required Text: Per GSA portfolio standards Facility.Town One GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor

The facility state, for the United States, will use the 2 letter postal state designation. Implementation: Assigned by GSA Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility 4.2.11. Facility Zip New Construction: Required Existing Building: Required Text: 2 capitalized letter designation per United States Postal Standards Facility.State One GSA Database New Construction: A/E, Contractor

The facility zip is the postal zip code designated for the facility as its main mailing address. When a complex spans multiple zip codes, an official zip code for mailing will be designated for the building.


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Implementation: Assigned by GSA Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility 4.2.12. Facility Country New Construction: Required Existing Building: Required Numeric: Per United States Postal Service Facility.PostalCode One GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor

The facility country data field is the field designed to capture the country code for the physical location of the facility. Implementation: Assigned by GSA Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility 4.2.13. Facility Priority New Construction: Required Existing Building: Required Text: Per GSA portfolio standard Facility.Country One GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor


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Facility priority field is used to classify the priority of the facility based on its function. The inability to differentiate between the worth of facilities in a portfolio causes ineffective utilization of resources when responding to work in a multiple facility/complex environment. Personnel are sent to the wrong facility to perform work that has a low impact to the organization versus having to reroute those resources to a high priority facility. A mobile repair team/technician when given two work orders of the same order for different facilities needs to know which facility to respond to first. This can create a significant impact on customer service and a drain on funds and resources. GSA has not developed or utilized a facility priority system. This field is for future use. Implementation: Not used/developed at this time. Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility New Construction: Existing Building: No Standard Facility.Priority

4.3.

Tenant Data Fields

4.3.1. Tenant Primary Key (N) The tenant primary key is a globally unique identifier (GUID) used in software applications to provide a unique reference number. This software identification is for softwareSection 4: Equipment Data Fields 40


application usage only and is not meant to be a user readable/understandable code. (N) Denotes that there can be multiple tenants within a facility and therefore multiple tenant primary keys. The use of a GUID, allows all of the data for the tenant to be pinned to the GUID as unique database identification. The data for the tenant can then be linked to other data using this GUID. Hence, the data only has to be captured in one location but then can be used in multiple areas throughout the program. Implementation: The GUID can be self developed by the software package or by using a GUID generator. Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility 4.3.2. Tenant Name The tenant name field is used to capture the official full name of the organization, agency, or company of the tenant. Example: Department of Energy Implementation: Assigned by GSA, the tenant name should only be the full descriptive legal name of the tenant. Abbreviations or acronyms should not be used to reduce confusion. Data Capture Requirement New Construction: RecommendedSection 4: Equipment Data Fields 41

New Construction: Recommended Existing Building: Required Time Based 128 Bit Alpha-Numeric Case-Sensitive. Tenant.Identifier Many GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor


Data Format Requirement Database Name Data Instance Data Storage Responsibility 4.3.3. Tenant Organization Name

Existing Building: Required Text: Per company or government approved full official name. Tenant.Name One: Per Tenant.Identifier GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor

The tenant organization name field is used to capture the tenant sub organizational name. For example: Nuclear Regulatory Commission, which is part of the Department of Energy. Implementation: Assigned by GSA, the tenant organization name should only be the full descriptive legal name of the tenant. Abbreviations or acronyms should not be used to reduce confusion. If there is no tenant organization name, leave this field blank. Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility 4.3.4. Tenant Department Name New Construction: Recommended Existing Building: Required Text: Per company or government approved full official name. Tenant.OrgName One: Per Tenant.Identifier GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor


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The tenant department name is used to capture the department name of the tenant agency. For example: Energy Branch. Implementation: Assigned by GSA, the tenant department name should only be the full descriptive legal name of the tenant. Abbreviations or acronyms should not be used to reduce confusion. If there is no tenant department name, leave this field blank. Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility 4.3.5. Tenant Code The tenant code field is used to capture designated codes related to the tenant. GSA codes tenants differently depending on which database is used. This field allows a cross referencing field to capture the different codes relating directly with this tenant. Example: A0181974 GSA budget line code for FEMP DOE in GSA financial software (code string made up for example purpose only). Implementation: Assigned by GSA, the tenant agency code per GSA standards should be entered in this field. Data Capture Requirement New Construction: RecommendedSection 4: Equipment Data Fields 43

New Construction: Recommended Existing Building: Recommended Text: Per company or government approved full official name. Tenant.DeptName One: Per Tenant.Identifier GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor


Data Format Requirement Database Name Data Instance Data Storage Responsibility

Existing Building: Recommended Text: Per GSA budget office standards Tenant.Code One: Per Tenant.Identifier GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor

4.4.

Zone Data Fields

Within a facility there are two designated types of zone data; facility zones and equipment zones. Facility zones are design or construction features that are specific to the building. A facility might be designed with different wings, sections, slices, rings, etc... These types of designations make up facility zones. Equipment zones are designated mechanical, electrical, plumbing (MEP), or equipment areas within a facility that serve a specific purpose based on building design. An equipment zone would be the heating zones, cooling zones, etc. that are based off of the orientation and design of the facility. 4.4.1. Facility Zone Primary Key (N) The facility zone primary key is a globally unique identifier (GUID) used in software applications to provide a unique reference number. This software identification is for software application usage only and is not meant to be a user readable/understandable code. (N) Denotes that there can be multiple facility zones within a facility and therefore multiple primary keys. Implementation: The GUID can be self developed by the software package or by using a GUID generator. Data Capture Requirement New Construction: Required Existing Building: RecommendedSection 4: Equipment Data Fields 44


Data Format Requirement Database Name Data Instance Data Storage Responsibility 4.4.2. Facility Zone Description (N)

Time Based 128 Bit Alpha-Numeric Case-Sensitive. Facility.ZoneIdentifier One BIM (Related Layer) and GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor

The facility zone description data field is used to capture the name of the facility zone related to the primary key. Example: Facility Zone Primary Key ABCD1234 = Wing 2F Implementation: The facility zone descriptions are typically assigned by A/E based on design of the facility. Example: Facility Zone Primary Key Facility Zone Description AbT67Yge. 89Gv21lP4. East Wing Sector A

Abbreviations and acronyms should be avoided and full text descriptions should be used. Do not abbreviate East, West, North, South, and Southwest Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility New Construction: Required Existing Building: Recommended Text Facility.ZoneName One: Per Facility.ZoneIdentifier BIM (Related Layer) and GSA Database New Construction: A/E, ContractorSection 4: Equipment Data Fields 45


Existing Complex: GSA/Contractor 4.4.3. Equipment Zone Primary Key (N) The equipment zone primary key is a globally unique identifier (GUID) used in software applications to provide a unique reference number. This software identification is for software application usage only and is not meant to be a user readable/understandable code. (N) Denotes that there can be multiple equipment zones within a facility and therefore multiple primary keys. Implementation: The GUID can be self developed by the software package or by using a GUID generator. Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility New Construction: Required Existing Building: Recommended Time Based 128 Bit Alpha-Numeric Case-Sensitive. Compoment.ZoneIdentifier One BIM (Related Layer) and GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor

4.4.4. Equipment Zone Description (N) The equipment zone description data field is used to capture the name of the zone related to the primary key. Example: Equipment Zone Primary Key AbCd1234. = HVAC North Implementation: The equipment zone descriptions are typically assigned by A/E based on operational design of the facility.


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Example: Equipment Zone Primary Key

Equipment Zone Description

Ghy7eha0.North Heating Zone 4A Mh49f37r.Zone B18 Plumbing Vent Stack K89fTyy7.Fire Zone 52-17 Abbreviations and acronyms should be avoided and full text descriptions should be used. Do not abbreviate East, West, North, South, and Southwest Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility New Construction: Required Existing Building: Recommended Text Comonent.ZoneName One: Per Compoment.ZoneIdentifier BIM (Related Layer) and GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor

4.5.

Space Data Fields

This section covers the minimum space/room/location data fields needed to designate where a piece of equipment is located within the facility. Note: Not all of the required data for spaces for facility management is developed in this section. Example sq-ft/m-sq is not captured but is extremely important for facility management. Only the minimum data for space that relates to equipment per this guide has been included. 4.5.1. Space Primary Key


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The space primary key is a globally unique identifier (GUID) used in software applications to provide a unique reference number. This software identification is for software application usage only and is not meant to be a user readable/understandable code. The use of a GUID allows all of the data for the space to be pinned to the GUID as unique database identification. The data for the space can then be linked to other data using this GUID. Hence, the data only has to be captured in one location but then can be used in multiple areas throughout the program. Implementation: The GUID can be self developed by the software package or by using a GUID generator. Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility 4.5.2. Floor Number The floor number is the ANSI/BOMI designation for the floor that the space is located on. Example: 01. Implementation: Enter the floor designation based on ANSI/BOMI standards. Data Capture Requirement New Construction: Required Existing Building: RequiredSection 4: Equipment Data Fields 48

New Construction: Required Existing Building: Required Time Based 128 Bit Alpha-Numeric Case-Sensitive: COBie Space.ExtFacilityIdentifier One BIM (Related Layer) and GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor


Data Format Requirement Database Name Data Instance Data Storage Responsibility 4.5.3. Blueprint Room Number

Alpha-Numeric: ANSI/BOMI Standards: COBie Space.FloorName One: Per Space.ExtFacilityIdentifier BIM (Related Layer) and GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor

The blueprint room number is the designated room/space identification per the architect/engineer that would be found on the blueprints or on the model. Implementation: Enter the designated blueprint or model room number as designated by the A/E. In the case of existing buildings, if a room number based on blueprints cannot be determined, leave this data field blank. If the room is numbered, but not per blueprint, then enter the number in the organization room number. Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility 4.5.4. Organization Room Number The organization room number is the room/space identification number designated by the organization occupying the facility. These numbers are typically different than the New Construction: Required Existing Building: Required if available Alpha-Numeric: National CAD Standards: COBie Space.Name One: Per Space.ExtFacilityIdentifier BIM (Related Layer) and GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor


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blueprint room numbers or a variation of them. For example: Blueprint Room Number 1019 might be split up by an organization into 3 separate rooms: 1019A, 1019B, 1019C. Implementation: Enter the organizations room number designation. If the room does not have an organization room number, leave this data field blank. The blueprint room number should not be entered in this field. Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility 4.5.5. Space Description The room description data field is the long name description of the room/space as designated by architect/engineer or tenant organization. Example: Theodore Roosevelt Room. Implementation: Enter the descriptive name of the space. Acronyms and abbreviations should not be used to avoid confusion. Do not abbreviate East, West, South, and North. Data Capture Requirement Data Format Requirement New Construction: Recommended Existing Building: Required if available Text: COBieSection 4: Equipment Data Fields 50

New Construction: Recommended Existing Building: Required is available Text: Per Tenant agency standards: COBie Space.RoomTag One: Per Space.ExtFacilityIdentifier GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor


Database Name Data Instance Data Storage Responsibility 4.5.6. Space Identification Composite

Space.Description One: Per Space.ExtFacilityIdentifier GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor

The space identification composite field is used by GSA to define the identification schema of the room/space for physical labels based on the organization/agency definition. GSA uses a composite of Space.Name + Space.RoomTag + Space.Description data fields. Example: 1019:1019A: Theodore Roosevelt Room. This field can be automatically generated to be filled when the other data fields are completed. Implementation: Enter the information in this data field based on input from the following fields: Space.Name, Space.RoomTag, Space.Description using colons to separate the data. If there is no data for field, leave the field in the identification blank. Example: Space.Name:Space.RoomTag:Space.Description 1019:1019A:Conference Room 4010::Washington Room :2020:Office Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage New Construction: Required Existing Building: Required Text: Per NES 4.5.6: Space.IdentificationDescription One: Per Space.ExtFacilityIdentifier GSA DatabaseSection 4: Equipment Data Fields 51


Responsibility 4.5.7. Space Priority

New Construction: A/E, Contractor Existing Complex: GSA/Contractor

Space priority field is used to classify the priority of the room/space based on its function. The inability to differentiate between the importances of work based on location in a facility causes ineffective utilization of resources. A technician when given two work orders of the same type for different spaces needs to know which to respond to first. This can create a significant impact on customer service and a drain on funds and resources. Example: The atrium to a corporate headquarters that has high public traffic will most likely have a higher work priority than an atrium to a furniture warehouse that has no public traffic. Both spaces are atriums but one has a higher business impact. GSA has not developed or utilized a space priority system. This field is for future use. Implementation: Not used/developed at this time. Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility New Construction: Existing Building: No Standard Space.Priority


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4.6.

Equipment Data FieldsEquipment data fields represent the information that GSA believes is important to the operation of a facility. The developed points are considered a work in progress, and while extensive, it is understood that they are not all inclusive and future development is expected and welcome.

4.6.1. BIM Equipment Object Primary Key The Building Information Model (BIM) equipment object primary key is a globally unique identifier (GUID) used in software applications to provide a unique reference number. This software identification is for software application usage only and is not meant to be a user readable/understandable code. The BIM equipment object is the graphic representation of the equipment within a model. It is possible to have a single BIM equipment object with multiple pieces of associated equipment. Example: An air handler in a model is a single BIM equipment object, but associated with that BIM object is a damper, motor, cooling coils, fans, filters, etc. A door in the model is a single BIM equipment object, but associated with the door are the lockset, door closer, etc. Implementation: The GUID can be self developed by the software package or by using a GUID generator. The BIM equipment object primary key is stored in the BIM model attached to its graphical object. In relation to the equipment database, that piece of equipment will have a BIM equipment object primary key. It is possible to have multiple pieces of equipment using the same BIM equipment object primary key and thus relating those pieces of equipment to the BIM object. BIM:BIM equipment object primary key Air Handler Unit-001 = AbCdEe12346


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Equipment Database: Equipment Type Equipment Motor Damper Coil Filter

primary key ACDF3256 DHYF3256 K123Dfg3 r3Tgh789Y

BIM equipment primary key AbCdEe12346 AbCdEe12346 AbCdEe12346 AbCdEe12346

BIM:BIM equipment object primary key Door 263 = GgHhJj12346 Equipment Database: Equipment Type Equipment primary key Door Closer 3256ACDF Door Lockset 3256DHYF Door Micro Switch Dfg3 K123 Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility 4.6.2. Equipment Primary Key The equipment primary key is a globally unique identifier (GUID) used in software applications to provide a unique reference number. This software identification is for software application usage only and is not meant to be a user readable/understandable code. Implementation:Section 4: Equipment Data Fields 54

BIM equipment primary key GgHhJj12346 GgHhJj12346 GgHhJj12346

New Construction: Required Existing Building: Recommended if available Time Based 128 Bit Alpha-Numeric Case-Sensitive. Component.ModelObjectIdentifier One BIM (Related Layer) and GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor


The GUID can be self developed by the software package or by using a GUID generator. Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility 4.6.3. OmniClass Table 23 Number The OmniClass Table 23 Number is the digital code used to identify the type classification of a piece of equipment per the OmniClass standards. Example: 23-27 17 13 (Centrifugal Pump), 23-13 39 31 (Roof Membrane), 23-17 11 13 23 (Revolving Metal Door), 23-21 45 11 13 11 (Fine Art Sculpture), 23-25 63 13 13 45 (Computed Tomography CAT Radiotherapy Simulator) Implementation: The OmniClass number is a selected parameter by the person developing the equipment object in the model. For instances in which there is no model, the contractor shall determine and input the appropriate numbers. The latest version of table 23 shall be used. If a type of object is not found within the table, the responsible person/organization/contractor shall contact Construction Specification Institute and get a provisional number and nomenclature. Enter the number in the exact same format as within the specification. 23-XX YY ZZ Data Capture Requirement New Construction: Required Existing Building: RequiredSection 4: Equipment Data Fields 55

New Construction: Required Existing Building: Required Time Based 128 Bit Alpha-Numeric Case-Sensitive: COBie Component.ExtIdentifier One: Per Equipment Instance GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor


Data Format Requirement Database Name Data Instance Data Storage Responsibility

OmniClass Table 23. Numbers shall remain in CSI specified number format: 23-XX YY ZZ. Component.Category: COBie One: Per Component.ExtIdentifier BIM (Related Layer) and GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor

4.6.4. OmniClass Table 23 Description (Type) The OmniClass Table 23 Description is the OmniClass designated nomenclature related to the selected OmniClass Table 23 Number. Example: (23-27 17 13) Centrifugal Pump, (23-13 39 31) Roof Membrane, (23-17 11 13 23) Revolving Metal Door, (23-21 45 11 13 11) Fine Art Sculpture, (23-25 63 13 13 45) Computed Tomography CAT Radiotherapy Simulator Implementation: The OmniClass description is the standard name of the equipment/product based on the selected OmniClass Table 23 Number. The description should be automatically generated when the number is selected within a model or it will have to be manually added by the designated personnel/contractor. Example: OmniClass Table 23 Number: 23-27 17 13Centrifugal Pump 23-13 39 31Roof Membrane 23-17 11 13 23 23-21 45 11 13 11 23-25 63 13 13 45 Description: Revolving Metal Door Fine Art Sculpture Computed Tomography CAT Radiotherapy Simulator

In these instances, the description would be entered in the database. The nomenclature should be entered exactly as it appears in the table, no abbreviations or alterations should be made.


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If a type of equipment found does not exist in the table, the responsible party shall contact Construction Specification Institute for additions/clarifications. Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility New Construction: Required Existing Building: Required OmniClass Table 23: Exact nomenclature and format: COBie Component.Type.Name One: Per Component.ExtIdentifier GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor

4.6.5. Equipment Operation Nomenclature The equipment operation nomenclature field is used for additional text to further identify equipment within a facility by allowing the addition of a text description that describes the operational function of the component. Example: Fuel Oil Tank T-01 Isolation Ball Valve. In the example the Ball Valve is from the OmniClass Table 23 Description of the product and the Fuel Oil Tank T-01 Isolation is the equipment operation nomenclature. The importance of this data field is simple; for example, a facility could literally have hundreds of ball valves in the facility. The ability to include the function of the component in order to distinguish the purpose of all of the valves, Fuel Oil Tank T-01 Isolation, is vitally important to facility operation. Example: Mona Lisa Fine Arts Painting, Main Entrance Revolving Door Implementation: The equipment operation nomenclature is normally determined during design and construction of a facility. A valve, pump, or motor is placed in the facility to perform a specific function by the A/E and CM. This is the most opportune time to capture this information.


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The equipment operation nomenclature should describe its function and what component it is associated with, if necessary. Example: Note: equipment type in parenthesis ( ) does not need to be added, it is shown for clarification of example only. Fuel Oil Tank T-01 Isolation (Ball Valve) Chill Water Supply AHU-01 (Ball Valve) Boiler BLR-01A Draft (Centrifugal Fan) Lighting Room 4130, 4132, 4015A, 4155 (Circuit Breaker EPB-001-CB-04) Mona Lisa (Fine Arts Painting FAPTG-01A) Main Entrance (Plastic Revolving Door DRRVLV-005) The following special characters are the only ones approved for use in this field: Semi Colon ; Colon : Comma , Hyphen Data Capture Requirement Data Format Requirement New Construction: Recommended Existing Building: Recommended Alphanumeric Text: Avoid abbreviations because they tend to lead to confusion; the only special characters allowed are semi colon (;), colon (:), comma (,), and hyphen. (-): COBie Component.Type.Description One: Per Component.ExtIdentifier GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor

Database Name Data Instance Data Storage Responsibility 4.6.6. Equipment Acronym


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The equipment acronym field is used to capture the approved abbreviation/acronym for the equipment based off of National CAD Standards (NCS) and/or American Society of Mechanical Engineers (ASME). The purpose of the acronym is for use in equipment identification and is a short hand for the equipment type. Example: AHU-019A for air handler unit with a sequence number of 019A. The AHU designation is a common designation found on blueprints and is usually assigned during design and construction. Implementation: NCS abbreviations take precedence over ASME. Construction Specification Institute (CSI) is developing an NCS/ASME abbreviation to OmniClass Table 23 Products cross reference. This cross reference should be used to determine the correct abbreviation/acronym to use. When an acronym does not exist, CSI, the National Institute of Building Science (NIBS), and GSA should be consulted. Only enter approved abbreviations per Construction Specification Institute cross reference (ROBCAD). Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility 4.6.7. Equipment Sequence The equipment sequence is the sequential number assigned to the equipment based on the design and construction of a facility. Because there are multiple instances of the same type of equipment; for example, ball valves that exists within a facility - the need to New Construction: Required Existing Building: Required Text: National CAD Standard, ASME, CSI-ROBCAD Component.Acronym One: Per Component.ExtIdentifier BIM (Related Layer) and GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor


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sequentially number this equipment is required. Example: AHU-019A. The 019A indicates that the air handler unit is number 019A and that other air handlers exist within a facility. Implementation: The equipment sequence number is based off the rules defined by NCS. The sequential number is normally assigned during design and construction and this is the best time to capture this information. For existing buildings, the number should be the same as the one listed on blueprints and other construction documentation. Ad hoc self-numbering should be avoided. Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility New Construction: Required Existing Building: Required Alpha-Numeric: COBie Component.AssetIdentifier One: Per Component.ExtIdentifier BIM (Related Layer) and GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor

4.6.8. Equipment Identification Composite The equipment identification composite field is used to define the identification schema of the equipment for physical labels based on the organization/agency definition. GSA uses a composite of Facility.Name + Component.Acronym + Component.AssetIdentifier data fields. Example: DC0000-AHU-019A. This field can be automatically generated to be filled when the other data fields are completed. Implementation: GSA has two standards: Normal and Enhanced for equipment identification per section 5 of this guide. Ensure the proper standard is used per contract requirements.Section 4: Equipment Data Fields 60


If this field is not automatically generated, manually enter the Facility.Name (Building Number) + Component.Acronym + Component.AssetIdentifier (Equipment Sequence Number) using hyphens to separate the data. Example: DC0000-AHU-019A CA0123-VLV-0145 TX8972-BLR-01C LA1122-DR-1912 VA1719-MRI-19 Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility New Construction: Required Existing Building: Required Text: Per NES 4.6.8 and Section 5. Component.CompositeID One: Per Component.ExtIdentifier GSA Database New Construction: A/E, Contractor Existing Complex: GSA/Contractor

4.6.9. Previous Equipment Identification The previous equipment identification data field is used to capture the identification of previous existing equipment. This information is used to cross reference existing data and history of component to new equipment. Example: A11-001-DC0000 which is the old self generation standard used by GSA would be entering in this field and thereby associates it with the new equipment identification DC0000-AHU-001. Implementation:


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Enter previous equipment identification if it is determined that the facility requires the capture of historical data. Life safety systems and equipment like elevators should always be cross referenced with the older previous equipment identification to allow for the recreation of maintenance because regulations require that all records be kept for these types of equipment. Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility 4.6.10. New Construction: Recommended - Renovations Existing Building: Recommended Text Component.PreviousID One: Per Component.ExtIdentifier GSA Database New Construction: A/E, Contractor, GSA Existing Complex: GSA/Contractor

Previous Equipment Primary Key

The previous equipment primary key is used to capture the primary key of pre-existing equipment. This information is used to cross reference existing data and history of component to new equipment. Implementation: If available, enter the previous equipment primary key codes from other software platforms. Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage New Construction: Recommended - Renovations Existing Building: Recommended None Component.Previous.ExtIdentifier One: Per Component.ExtIdentifier GSA Database


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Responsibility 4.6.11.

New Construction: A/E, Contractor, GSA Existing Complex: GSA/Contractor

Equipment Organization Asset Number

The equipment organization asset number is an organization specific self generated asset number used to uniquely identify a piece of equipment for purchasing and financial. Example: GSA10001258967. This number is also useful when inventorying the equipment in a large existing facility using a large team. It allows personnel to independently capture equipment information in the field, attach a unique self-generated asset label, and then continue on without having conflicting equipment sequence numbers (no blueprints for reference). This data field can also be used to capture tenant equipment identifications for cross referencing. Implementation: If available, enter the organization asset number. Data Capture Requirement Data Format Requirement Database Name Data Instance Data Storage Responsibility 4.6.12. New Construction: N/A Existing Building: N/A None Component.OrgExtIdentifier Many GSA Database New Construction: N/A Existing Complex: GSA/Contractor

Equipment Power Supply

The equipment power supply data field is the link in the database that identifies the equipment that supplies power to the product being identified.


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Implementation: It is recommended that the electrical distribution equipment be identified and inventoried prior to other MEP. This allows the development of the necessary electrical power supply information. Enter the equipment primary key (GUID) associated with the electrical distribution component that supplies power directly to the equipment. Example: Given: DC000-MOT-019 o Motor for AHU-01

pbs gsa national equipment standard guide 2011-03-21

Documents

equipment data fields

govbim gsa national

fmsp gsa national equipment

equipment definitions

facility data fields

complex data fields

tenant data fields

zone data fields