12.5 Maintenance Requirements
The tenant while commencing to trade and/ or during the trading phase are expected to adhere to the following maintenance requirements
Maintenance activities would be recommended in compliance with the following International Standards:
• SFG -20: Standard Maintenance Specification for Mechanical Services in Building
• CIBSE Guides & Regulations: Chartered Institute of Building Engineers provides a guideline for commissioning, auditing and surveying the conditions of MEP facilities.
• EN & BS Guidelines
• BSRIA :Building Services Research and Information Association • NFPA Codes and Standards
• OEM Recommendations
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Sr.
No System Requirements
1 Potable Water System
• Tenant’s contractor to maintain the internal domestic water system which is located inside the tenancy, tenant is liable to rectify any leakage/damage due to poor maintenance including all related fixtures.
• With regards to water meter which is located in the nearest riser, is to contracting directly with DEWA and will be billed directly by DWEA based on its actual consumption and metered usage.
2
Sewer system (Kitchen waste system, Grey drainage, Soil drainage & AC condensate drainage):
• Tenant’s maintenance contractor to employ maintenance regime in order to keep the above mentioned systems are free of blockages, dirt accumulation and leakages. Additionally, it is mandatory to provide accessibility to cleanouts and PM/CM records whenever it is requested. Any illegal connections to one of those drainage systems or misusing floor traps that may subject the tenant to penalization.
3
Tenant Grease Trap Cleaning
• Each F & B outlet must maintain their own grease traps by using a qualified maintenance provider. Grease traps should be cleaned on a regular basis, at least twice a week. It is also recommended to add approved necessary chemical additive treatments to the system to eliminate grease clotting and blockage.
4 HVAC Equipment
• The Tenant acknowledges and agrees those AHUs, FCUs and any other related HVAC equipment (including make-up fresh air units and smoke extract fans and all HVAC stub-outs which are provided by the landlord) and within the tenants premises, must be fully accessible for routine maintenance all times. • TDM, its FM team, service providers, employees and invitees may at all times,
on reasonable notice (except in the case of emergency where no notice shall be required), enter the premises to view the state and condition thereof and to carry out repairs, maintenance to the premises or to any part thereof (and the services conduits whether serving the Premises or any other part of the Mall) in compliance with TDM’s obligations.
• Mall authorized personnel requiring working within the Tenants space may generally only address Landlord owned and controlled equipment and which may be connected to Tenants systems.
• The Tenant shall not hold or seek to hold the TDM FM team or its service providers responsible for any damage to any person or loss of property or goods arising out of such access or such activities in the Premises.
5
Tenant Ecology Maintenance
• It is mandatory that all F&B tenants equipped with an Ecology Unit must contract for a comprehensive periodic maintenance program and submitting a copy of such documentation including its service contract specifications to Mall Management.. Regular inspection visits will be conducted by Mall Management as well to inspect the Ecology units and Back of the House tenant’s area.
6 LPG System
• Personnel deemed competent and experienced should carry out the Operations and Maintenance activities on the Gas Distribution System this would include the gas detection and any other services that may interfaced to the system. The methods of installation, operations and maintenance should be in accordance with the general and local Health and Safety regulations (DCD).
• The scheduled maintenance activities should be duly fulfilled to maintain the integrity of the TDM system.
7
Electrical System – General
• All Tenants are responsible for any Electrical repair and maintenance requirements within their leased premises and which must be coordinated directly between the tenant and the tenant`s designated sub-contractors as dirty, pitted or worn contacts can lead to overheating of starters, equipment failure, and cause interference on communications equipment. Lack of attention may result in fusing together of the contacts which could prevent a shutdown in an emergency.
8 Tenants SMDB/DB
• The Tenant acknowledges and agrees that all base build Electrical Isolators, must be fully accessible for routine maintenance all times.
• Each Tenant must install and maintain their own Electrical Distribution System by using a qualified maintenance provider. SMDB / DB should be inspected on a regular basis, as per SMG2000.
• Maintenance provider shall maintain an updated copy of the electrical load schedule, Power & Lighting Drawing, and approved live test certificate inside each panel and ensure all electrical installations, and T&C to comply with BS 7671:June 2008 (2011) or (latest) and DEWA Regulation (For Dubai, other regions shall comply with the local authorities regulations jurisdiction).
• The maintenance provider shall ensure that all the connections are tightened and no signs of any loose connections for all the electrical installations. • All the service reports shall be kept with the tenants documents.
9
Sockets & Power Outlets
• The maintenance provider shall ensure that all the Sockets / Power Outlets installed safely and comply with the local authorities’ regulations (DEWA & DCD, for Dubai) and BS 7671: June 2008 (2011). The maintenance provider shall ensure that all the sockets/power outlets are labelled with circuit reference.
10
Lighting and re- lamping
• The Tenant shall inform the Maintenance Provider for any fused lights within the tenants’ premises to maintain the consistency of safe visibility and shopping experience to the Malls’ visitors. It is recommended to use a long life and energy sufficient lamps (for example; LED).
11 Life & Safety System
• All the LSS shall be maintained and contracted by a Civil Defense (DCD, for Dubai) approved contractor. The Maintenance Provider shall conduct a Preventive Maintenance and keep a record of the Preventive / Corrective Maintenance inside the FACP. The fire extinguishers shall be kept visible and accessible to be used in case of emergency.
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Maintenance Audit Check list Sr.
No System Chick Points
1 HVAC (AHU/FCU)
- Check unit noise and vibration
- Accessibility
- PM/CM Records
- Duct Status
- Dampers status
- Filter Status
- Cooling Coil / Fins Status
- Strainer Status
- Bypass Status
- Sensors/Actuators status
- Condensate drain pipe
- Tray
- Pump status
- Electrical Connection and cable arrangement
- Overall condition of the unit(s)
2 Plumbing & Drainage - Blockages - Dirt Accumulation - Leakages Detected - Accessibility to Cleanouts - PM/CM Records - Illegal Connections - Grease Separator
- Covered Floor Traps Status
3 Domestic Water
- Illegal Tapping
- Leakages Detected
4 Electrical
- Preventive/ Corrective Maintenance Records is fixed inside the Distribution Board.
- Base Build Isolator is accessible
- Incoming and outgoing cables are terminated and tightened properly
- Earth Bonding’s are properly installed
- Distribution Board is accessible and can be opened / closed properly
- All outlets - convenience, spur, etc. are labelled with circuit reference
- Electrical switches are functional and no damages
- Digital Timer for Signage is installed and set as per opening / closing time (External Facing
Signage will be set as per sunset/mall closing hours)
- Approved Load Schedule is fixed inside the DB door and matching with existing connected
loads
- Overall harnessing condition - connection and cable arrangement
- Overall condition of the unit(s) based on common best practices & standards.
5 Life Safety
- Preventive/ Corrective Maintenance Records is fixed inside the FACP including AMC copy.
- Fire Alarm Panel is directly accessible in case of emergency, is healthy and showing NO
faults & troubles.
- Manual Call Point protection cover with Audible Alert is installed
- Zone Control Valve opened and tagged
- Emergency and Exit lights are functioning
- Fire Extinguisher service maintenance updated
- Fire Hose Reels is readily accessible and service maintenance is updated.(If applicable)
- Storage Spaces/ Technical Rooms is provided with adequate fire alarm/protection system (if
applicable)
- Life Safety Equipment functions as per approved Cause & Effect Matrix e.g. SEF, Smoke
Curtains, etc. (if applicable)