Work Breakdown Structure

The work breakdown structure forms the foundation for the implementation of a successful Facility Management System. The work breakdown structure identifies and defines the scope of the project. The three (3) necessary components to an effective project baseline are: a technical scope of work, a cost estimate and a schedule. The work breakdown structure is the single element common to all. It is the structure around which of each of the three components are developed. The work breakdown structure allows the scope, cost estimate and schedule to be viewed at the detail level, intermediate levels and the summary level.

The Scope
The scope is a detailed description of the tasks or results required to meet the objective. It often includes the number and types of mechanical systems, requirements of each mechanical system, information regarding the electrical systems, and any other details to describe the project in full. The scope must define the technical, legal and operational aspects of the project in a manner that allows for the preparation of the cost estimate and schedule. If the scope is not presented in a manner that facilitates the creation of a work breakdown structure, it will be necessary to restate it in a matter that will.

The Cost Estimate
The cost estimate is an attempt to “model” the scope in terms of dollars. Generally this effort begins with the quantification of each task or activity at the detail level. Those portions of the scope that identify results must be converted to tasks. The tasks can then be quantified and priced. This means the cost of labor, materials, equipment, services and related costs are calculated for each detailed item. At any appropriate level the costs of overhead fees, contingency and escalation can be applied. The work breakdown structure provides a checklist to make sure all necessary items have been accurately costed.

Project Schedule
The project schedule will be broken down into itemized tasks based on the estimated duration of each task, the resources allocated to perform the particular tasks, and any relationships between this task and all preceding and succeeding tasks. The schedule will be broken down in the most logical order in which they can or must be accomplished.

Project Quality and Safety

Southeastern Temperature Controls assigns a project manager to each project. The project manager has all responsibilities with respect to project quality and project safety. The project manager will ensure that:

• All work will be performed in compliance with contract documents.
• All work will be performed in accordance with all Honeywell, Inc. and Southeastern Temperature Controls standards.
• All work will be performed in a timely manner, according to the project schedule.
• All equipment and material will be inspected to be sure of its compliance with the project scope and the project cost estimate.
• All equipment and tools will be working in a safe operating condition.
• All safety policies will be enforced.
• All occupational injuries will be documented, Investigated and Reported in accordance with OSHA guidelines.
• A weekly on-site safety meeting takes place.
• A record of all Material Safety Data Sheets plus a record of all hazardous materials on site will be available for all employees to use and reference.

Engineering

Southeastern Temperature Controls’ Engineering Team provides engineered control drawings and detailed submittals for all projects. The engineering drawings are generated from the project specifications provided by the Owner, Architect and Mechanical Engineer. The control drawings and submittal data are reviewed by the sales engineer, engineering team and project manager for accuracy, thoroughness and compliance with all applicable codes.

The project manager will perform all construction work from a complete set of specifications as well as approved control drawings and submittals.

The engineering phase of the project also includes the generation of a detailed material list. This material list includes quantities, part numbers, descriptions, estimated cost and date required for each device on the project. A comparison of the actual and estimated quantities, part numbers and costs will be performed to identify any variances. Any significant differences (Positive or Negative) will be investigated. Materials will be ordered with ample lead-time to avoid any delays to the construction schedule. Secure material storage will take place either in a secure location on the job site or at our secure warehouse facility.

Startup, Testing & Commissioning

Southeastern Temperature Controls will perform startup, testing and commissioning in accordance with standard Southeastern Temperature Controls practices and all special requirements called for in the specifications. We will also provide operations and maintenance information in the form of “Operations and Maintenance Manuals”.

Southeastern Temperature Controls testing includes, but is not limited to the following:

• Visual Inspection of all Sensors, Actuators, Controllers and Controlled Devices.
• Calibration of all Controllers and Controlled Devices. A comparison between the reading at the device and the reading at the central station will be made using a standard at least twice as accurate as the device to be calibrated.
• Check of each control point within the control network by making a comparison between the control command at the central station and at the field controlled device.
• Calibration of each Control Loop, including setting of Throttling Ranges and Integral Gains.
• Check-Out of Sequence of Operation for Each Mechanical System.
• Verification of the operation of each system in the specified failure modes. The failure modes include Loss of Power and Loss of Network Communication. Verification of “Return to Normal Mode” upon resumption of network operation or return of power will also be verified.
• Deliver written certification to Building Owner that the installed system has been calibrated, and commissioned and is ready for operation.

Communication

Communication is critical to the success of each project. A list of primary project participants with mailing address, cell phone numbers, voice mail numbers and fax numbers will be prepared. Standard reports or documents will be listed with a standard distribution list. Standard meeting schedules will be listed with a standard distribution list. Standard meeting schedules will be included with a list of attendees that will participate.

A standard monthly team meeting will be held with the core project team and all other key interface organizations. This meeting will include a review of the current schedule and will include an update of the status all tasks. The updated schedule will be issued weekly to all identified personnel. During these communication meetings, it will be critical to review all external interface points to ensure good communication between contractors.

Every three months, a detailed review of schedule performance will be conducted. This review will be based on the “Work Breakdown Structure”; and variance analysis and corrective action will be done for elements that exceed established current period or cumulative thresholds. In addition, a summary of accomplishments and project issues will be prepared.

Maintenance/After Sales Support

Southeastern Temperature Controls has employees on staff who can fulfill all of your service and maintenance needs. Our goal is to provide rapid on-site response to all project site services requested. Our capabilities include:

• Local service and repair capabilities are available 24 hours a day/365 days a year to better respond to Customer requirements.
• 24 hours a day/365 days per year monitoring service is available through the Honeywell Facility Response Center.
• We are staffed to meet all project and service requirements.
• We have a fully stocked service parts warehouse to ensure rapid parts delivery.

Our current customer base requires that our service technicians be trained in all areas of facility management and service. These areas include, but are not limited to:

• Honeywell Direct Digital, Electronic and Pneumatic Controls
• Siebe Direct Digital, Electronic and Pneumatic Controls
• Alerton Direct Digital Controls
• Building IT Systems
• Hot Water and Steam Systems
• Chilled Water and DX Cooling Systems
• Chillers
• Air Handling Units
• Indoor Air Quality
• Demand Control Ventilation