PBS GSA National Equipment Standard Guide 2011-03-21

GSA
National Equipment Standard
GSA National Equipment Standard

www.gsa.gov/bim
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
1800 F Street NW, Suite 3300
Washington, DC 20405
[ADD FMSP Address]

www.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:
1800 F Street NW, Suite 3300
[ADD FMSP]

www.gsa.gov/bim
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.
Why Equipment Standard .................................................................................... 7
1.2.
The Business Need for Equipment Standards .............................................................. 8
1.3.
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.
Complex Data Fields ......................................................................................... 26
4.2.
Facility Data Fields ........................................................................................... 32
4.3.
Tenant Data Fields ........................................................................................... 40
4.4.
Zone Data Fields .............................................................................................. 44
4.5.
Space Data Fields............................................................................................. 47
4.6.
Equipment Data Fields ....................................................................................... 53
4.7.
Job Task Data Fields ......................................................................................... 96
4.8.
Commissioning Data Fields ................................................................................ 108

table of contents

www.gsa.gov/bim
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.
Guidelines: .................................................................................................. 163
6.2.
Tag Placement: ............................................................................................. 163
6.3. Required Equipment Tag Information: .................................................................. 164

Section 7: Contracts .............................................................................................. 167
7.1.
New Construction/Renovation............................................................................ 167
7.2.
Existing Building O&M Contract Renewal ............................................................... 167
7.3.
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.
Identifying Opportunities.................................................................................. 173
9.2.
Developing an Equipment Execution Plan .............................................................. 173
9.3. Pilot Inventory Implementation Studies ................................................................ 173

Section 10: Equipment Data Matrix ............................................................................ 176
References .......................................................................................................... 186
Acknowledgements ................................................................................................ 187
table of contents
ii

www.gsa.gov/bim
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
iii

www.gsa.gov/bim
Introduction
About this Guide
A 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 Guide

The 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 Standard

This 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
iv

www.gsa.gov/bim
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
Section 01:
Equipment and FM

www.gsa.gov/bim

www.gsa.gov/bim
Section 1: Equipment and FM

This 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.

www.gsa.gov/bim
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.

www.gsa.gov/bim
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.

www.gsa.gov/bim
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.

www.gsa.gov/bim
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

www.gsa.gov/bim
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

www.gsa.gov/bim

www.gsa.gov/bim
Section 2: Equipment Definitions

This 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,
14

www.gsa.gov/bim
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.
15

www.gsa.gov/bim
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.
16
Section 03
Industry Codes and Standard

www.gsa.gov/bim

www.gsa.gov/bim
Section 3: Industry Codes and Standards

This 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.
3.1.
Code
23-27 31 00
23-27 31 11
Product
Valves
Backflow Preventors
23-27 31 13
Balancing Valves
23-27 31 13 11
Gate Balancing Valves
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
18

www.gsa.gov/bim
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.
19

www.gsa.gov/bim
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.
20

www.gsa.gov/bim
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.
21

www.gsa.gov/bim
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:
22

www.gsa.gov/bim
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.
23
Section 04
Equipment Data Fields

www.gsa.gov/bim

www.gsa.gov/bim
Section 4: Equipment Data Fields

This 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.
25

www.gsa.gov/bim
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
26

www.gsa.gov/bim
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.
Database Name
Data Instance
Data Storage
Responsibility
New Construction:
Existing Building:
No Standard
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:
27

www.gsa.gov/bim
Assigned by GSA
Database Name
Data Instance
Data Storage
Responsibility

Alpha-Numeric: Per GSA portfolio standard numbering
format: COBie
Facility.SiteName
One
GSA Database
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
Database Name
Data Instance
Data Storage
Responsibility

Text: Per GSA portfolio designated name
Facility.SiteLongName
One
GSA Database
4.1.5. Complex Address
28

www.gsa.gov/bim
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
Database Name
Data Instance
Data Storage
Responsibility

Text: Per GSA portfolio standard
Facility.SiteAddress.AddressLine
One
GSA Database
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
Database Name
Data Instance

Facility.SiteTown
One
29

www.gsa.gov/bim
Data Storage
Responsibility
GSA Database
4.1.7. Complex State

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
Database Name
Data Instance
Data Storage
Responsibility

Text: 2 capitalized letter designation per United States
Postal Standards
Facility.SiteRegion
One
GSA Database
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.
30

www.gsa.gov/bim
Implementation:
Assigned by GSA
Database Name
Data Instance
Data Storage
Responsibility

Numeric: Per United States Postal Service
Facility.SitePostalCode
One
GSA Database
31

www.gsa.gov/bim
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.
Database Name
Data Instance
Data Storage
Responsibility

One
GSA Database
32

www.gsa.gov/bim
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.
Database Name
Data Instance
Data Storage
Responsibility

Text: Per United States standard names and acronyms
Facility.Owner
Many
GSA Database
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:
Leased
33

www.gsa.gov/bim
Leased Delegated
Owned
Owned Delegated
Database Name
Data Instance
Data Storage
Responsibility

Text: Per 4.2.3 designations
Facility.Designation
One
GSA Database
New Construction: GSA
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
Database Name

Numeric: Per GSA Region designated numeric value
Facility.LocationOrgCode
34

www.gsa.gov/bim
Data Instance
Data Storage
Responsibility
One
GSA Database
4.2.5. Facility Number

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
Database Name
Data Instance
Data Storage
Responsibility

Alpha-Numeric: Per GSA portfolio standard numbering
format: COBie
Facility.Name
One
GSA Database
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
35

www.gsa.gov/bim
number to a GSA facility for their own use. Only the GSA approved portfolio designated
name should be used.
Implementation:
Assigned by GSA
Database Name
Data Instance
Data Storage
Responsibility

Text: Per GSA portfolio designated name
Facility.LongName1
One
GSA Database
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
Database Name
Data Instance
New Construction: Recommended

Text
Facility.LongName2
One
36

www.gsa.gov/bim
Data Storage
Responsibility
GSA Database
4.2.8. Facility Address

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
Database Name
Data Instance
Data Storage
Responsibility

Text: Per GSA portfolio standards
Facility.AddressLine
One
GSA Database
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
37

www.gsa.gov/bim

Database Name
Data Instance
Data Storage
Responsibility
4.2.10.

Text: Per GSA portfolio standards
Facility.Town
One
GSA Database
Facility State
The facility state, for the United States, will use the 2 letter postal state designation.
Implementation:
Assigned by GSA
Database Name
Data Instance
Data Storage
Responsibility
4.2.11.

Text: 2 capitalized letter designation per United States
Postal Standards
Facility.State
One
GSA Database
Facility Zip
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.
38

www.gsa.gov/bim
Implementation:
Assigned by GSA
Database Name
Data Instance
Data Storage
Responsibility
4.2.12.

Numeric: Per United States Postal Service
Facility.PostalCode
One
GSA Database
Facility Country
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
Database Name
Data Instance
Data Storage
Responsibility
4.2.13.

Facility.Country
One
GSA Database
Facility Priority
39

www.gsa.gov/bim
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:
Database Name
Data Instance
Data Storage
Responsibility
4.3.
New Construction:
Existing Building:
No Standard
Facility.Priority
Tenant Data Fields
4.3.1. Tenant Primary Key (N)

The tenant primary key is a globally unique identifier (GUID) used in software applications
40

www.gsa.gov/bim
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
Implementation:
The GUID can be self developed by the software package or by using a GUID generator.
Database Name
Data Instance
Data Storage
Responsibility

Time Based 128 Bit Alpha-Numeric Case-Sensitive.
Tenant.Identifier
Many
GSA Database
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.

41

www.gsa.gov/bim

Database Name
Data Instance
Data Storage
Responsibility

Text: Per company or government approved full official
name.
Tenant.Name
One: Per Tenant.Identifier
GSA Database
4.3.3. Tenant Organization Name

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.
Database Name
Data Instance
Data Storage
Responsibility

name.
Tenant.OrgName
GSA Database
4.3.4. Tenant Department Name
42

www.gsa.gov/bim
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.
Database Name
Data Instance
Data Storage
Responsibility

Existing Building: Recommended
name.
Tenant.DeptName
GSA Database
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.

43

www.gsa.gov/bim

Database Name
Data Instance
Data Storage
Responsibility
4.4.

Text: Per GSA budget office standards
Tenant.Code
GSA Database
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
code. (N) Denotes that there can be multiple facility zones within a facility and therefore
multiple primary keys.
Implementation:

44

www.gsa.gov/bim

Database Name
Data Instance
Data Storage
Responsibility

Facility.ZoneIdentifier
One
BIM (Related Layer) and GSA Database
4.4.2. Facility Zone Description (N)

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
Database Name
Data Instance
Data Storage
Responsibility

Text
Facility.ZoneName
One: Per Facility.ZoneIdentifier
45

www.gsa.gov/bim

4.4.3. Equipment Zone Primary Key (N)
The equipment zone primary key is a globally unique identifier (GUID) used in software
code. (N) Denotes that there can be multiple equipment zones within a facility and
therefore multiple primary keys.
Implementation:
Database Name
Data Instance
Data Storage
Responsibility

Compoment.ZoneIdentifier
One
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.
46

www.gsa.gov/bim
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
Database Name
Data Instance
Data Storage
Responsibility
4.5.

Text
Comonent.ZoneName
One: Per Compoment.ZoneIdentifier
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
47

www.gsa.gov/bim
The space primary key is a globally unique identifier (GUID) used in software applications
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
Implementation:
Database Name
Data Instance
Data Storage
Responsibility

Space.ExtFacilityIdentifier
One
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.

48

www.gsa.gov/bim

Database Name
Data Instance
Data Storage
Responsibility
Alpha-Numeric: ANSI/BOMI Standards: COBie

Space.FloorName
One: Per Space.ExtFacilityIdentifier
4.5.3. Blueprint Room Number

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.
Database Name
Data Instance
Data Storage
Responsibility

Existing Building: Required if available
Alpha-Numeric: National CAD Standards: COBie
Space.Name
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
49

www.gsa.gov/bim
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.
Database Name
Data Instance
Data Storage
Responsibility

Existing Building: Required is available
Text: Per Tenant agency standards: COBie
Space.RoomTag
GSA Database
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.

Existing Building: Required if available
Text: COBie
50

www.gsa.gov/bim
Database Name
Data Instance
Data Storage
Responsibility
Space.Description
GSA Database
4.5.6. Space Identification Composite

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
Database Name
Data Instance
Data Storage

Text: Per NES 4.5.6:
Space.IdentificationDescription
GSA Database
51

www.gsa.gov/bim
Responsibility

4.5.7. Space Priority

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:
Database Name
Data Instance
Data Storage
Responsibility
New Construction:
Existing Building:
No Standard
Space.Priority
52

www.gsa.gov/bim
4.6.
Equipment Data Fields

Equipment 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 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
53

www.gsa.gov/bim
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
Database Name
Data Instance
Data Storage
Responsibility
BIM equipment primary key

GgHhJj12346
GgHhJj12346
GgHhJj12346

Existing Building: Recommended if available
Component.ModelObjectIdentifier
One
4.6.2. Equipment Primary Key

The equipment primary key is a globally unique identifier (GUID) used in software
code.
Implementation:
54

www.gsa.gov/bim
Database Name
Data Instance
Data Storage
Responsibility

Component.ExtIdentifier
One: Per Equipment Instance
GSA Database
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

55

www.gsa.gov/bim

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
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.
56

www.gsa.gov/bim
If a type of equipment found does not exist in the table, the responsible party shall
contact Construction Specification Institute for additions/clarifications.
Database Name
Data Instance
Data Storage
Responsibility

OmniClass Table 23: Exact nomenclature and format:
COBie
Component.Type.Name
GSA Database
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.
57

www.gsa.gov/bim
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
Database Name
Data Instance
Data Storage
Responsibility

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
GSA Database
4.6.6. Equipment Acronym
58

www.gsa.gov/bim
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).
Database Name
Data Instance
Data Storage
Responsibility

Text: National CAD Standard, ASME, CSI-ROBCAD
Component.Acronym
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
59

www.gsa.gov/bim
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.
Database Name
Data Instance
Data Storage
Responsibility

Alpha-Numeric: COBie
Component.AssetIdentifier
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.
60

www.gsa.gov/bim
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
Database Name
Data Instance
Data Storage
Responsibility

Text: Per NES 4.6.8 and Section 5.
Component.CompositeID
GSA Database
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:
61

www.gsa.gov/bim
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.
Database Name
Data Instance
Data Storage
Responsibility
4.6.10.
New Construction: Recommended - Renovations

Text
Component.PreviousID
GSA Database
New Construction: A/E, Contractor, GSA
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.
Database Name
Data Instance
Data Storage
New Construction: Recommended - Renovations

None
Component.Previous.ExtIdentifier
GSA Database
62

www.gsa.gov/bim
Responsibility
4.6.11.

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.
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
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.
63

www.gsa.gov/bim
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-019
DC000-EPB-002-CB-018:
o Circuit Breaker
o Supplies power to DC0000-MOT-019
o Equipment Primary Key DfG2345Yg7.
The equipment primary key of the circuit breaker DfG2345Yg7. would be entered into
this field. Some computer systems can be configured to automatically allow this field to
be populated; otherwise this field will have to be entered manually.
Database Name
Data Instance
Data Storage
Responsibility
4.6.13.

Time Based 128 Bit Alpha-Numeric Case-Sensitive:
Component.ExtIdentifier of related electrical component
Component.ElectricPower
Many:
GSA Database
Equipment System Relationship
64

www.gsa.gov/bim
The identification of the system that a piece of equipment is related to is very important
to the operation of a facility. System performance and cost roll ups are typically
performed to determine the overall health of the facility. Equipment systems are typically
designated during design and construction.
GSA uses OmniClass Table 21 (UniFormat) for system coding and nomenclature as selected
defined by the architect/engineer. Example: 21-51 31 11 17 Domestic Water Distribution.
Implementation:
Using OmniClass Table 21, select the lowest applicable level that represents the primary
system that the equipment is associated with. Example:
Given: (Table 21)
21-51 51 00 Heating, Ventilating and Air Conditioning (HVAC)
21-51 51 16 Air Distribution
21-51 51 16 11
Ventilation
An HVAC Terminal Box would be associated with 21-51 51 16 11 Ventilation
because, within the equipment database and Table 21, the link from ventilation to
air distribution to HVAC is already established.
While it is possible for a piece of equipment to belong to multiple systems, the system
that the equipment was designed to support should be the one selected. Example: 21-51
31 11 17 Domestic Water Distribution. The Domestic Water Distribution should be
entered in this field.
Enter the description exactly as it appears in the standard, do not use abbreviations.
If the system does not exist in the OmniClass Table 21 standard, contact Construction
Specification Institute for clarification and preliminary number.
65

www.gsa.gov/bim

Database Name
Data Instance
Data Storage
Responsibility
4.6.14.

OmniClass Table21: Exact description as formatted: COBie
System.Name
GSA Database
Equipment System Category
The equipment system category is the OmniClass Table 21 Number for the system
designated in the equipment system relationship field. Example: 21-51 31 11 17 (Domestic
Water Distribution).
Implementation:
Using OmniClass Table 21, select the lowest applicable level that represents the primary
system with which the equipment is associated. Example:
Given: (Table 21)
21-51 51 00 Heating, Ventilating and Air Conditioning (HVAC)
21-51 51 16 Air Distribution
21-51 51 16 11
Ventilation
An HVAC Terminal Box would be associated with 21-51 51 16 11 Ventilation
because, within the equipment database and Table 21, the link from ventilation to
air distribution to HVAC is already established.
While it is possible for a piece of equipment to belong to multiple systems, the system
that the equipment was designed to support should be the one selected. Example: 21-51
31 11 17 Domestic Water Distribution. The 21-51 31 11 17 should be entered in this field.
66

www.gsa.gov/bim
Enter the number from standard exactly in the format as it appears.

If the system does not exist in the OmniClass Table 21 standard, contact Construction
Specification Institute for clarification and preliminary number.
Database Name
Data Instance
Data Storage
Responsibility
4.6.15.

OmniClass Table 21: Table Number Format: COBie
System.Category
GSA Database
Equipment Assembly/Sub Assembly
The equipment assembly/sub assembly field is used to capture the relationship that a
component/equipment has with another component. Another commonly used name for
this relationship is a parent-child relationship. Example: An air handler unit typically
contains a motor. The motor is said to have an assembly/sub assembly relationship with
the air handling unit.
Because there are multiple types of relationships within a facility, some addressed later in
this guide, the equipment assembly/sub assembly data field is used to capture the
design/installation relationship for the equipment.
Industry standard practice is to relate a component with the equipment it is designed to
support, based on the installed purpose for that component. Example: A tamper switch on
a fire control valve is installed to monitor the position of the valve. Because the installed
purpose of the tamper switch is to monitor the position of the valve, the assembly
subassembly relationship for the tamper switch is the fire control valve. The tamper
67

www.gsa.gov/bim
switch will also have a relationship with a fire control panel. The relationship between the
switch and panel are covered under control, alarm, or indication relationships.
Implementation:
Enter the assembly equipment primary key for the equipment being identified. Typically
a piece of equipment belongs to one assembly (parent). But an assembly can have
multiple pieces of equipment as sub assemblies (child). Because of this, the assembly
(parent) equipment is used to establish this relationship and is what is entered into this
data field. Example:
Given:
Equipment:
Equipment Primary Key:
AHU-019C
Gyh67Tk
COIL-019C (Cooling)
Bbq789F
BV-019C-CWR
K0lPmH6
BV-019C-CWS
Ps34TfG
The cooling coil (COIL-019C) is a sub assembly of air handling unit 19C. The chill water
supply valves (BV-019C-CWR/CWS) are sub assemblies of the cooling coil.
68

www.gsa.gov/bim
In this example when identifying the equipment for this facility, the AHU has no assembly
(parent). While the air handling unit is associated with the facility HVAC distribution
system, that relationship is a system relationship, not an assembly/sub assembly
relationship.
Equipment:
Equipment Assembly/Sub (Component.SubAssembly.ExtIdentifier)
Air Handling Unit 091C
None
COIL-019C (Cooling)
Gyh67Tk
BV-019C-CWR
Bbq789F
BV-019C-CWS
Bbq789F
In the example above, the relationship, one level up, between the coil and air handling
unit is captured and the relationships, one level up, with the chill water valves and the
cooling coil are captured.
Enter the equipment primary key for the associated assembly.
Database Name
Data Instance
Data Storage
Responsibility
4.6.16.

Component.ExtIdentifier of related component
Component.SubAssembly.ExtIdentifier
Equipment Control Relationship
The equipment control relationship is the relationship that a component has with another
piece of equipment based on a control function. For example: A level switch is installed to
monitor the level of a tank and send a control signal to open a level control valve when the
level in the tank gets low. The level switch has a control relationship with the level
69

www.gsa.gov/bim
control valve. Note: The level switch, due to installed purpose, has an assembly
subassembly relationship with the tank. It was installed to monitor or control the level in
the tank. Control relationships are vitally important for impact analysis and risk
assessments.
The level switch can have a direct relationship with another component, such as the level
control valve or an indirect relationship with a level control module. The level control
module would then control the level control valve.
Implementation:
Enter the equipment primary key for the equipment being controlled.
Equipment can have a many-to-many relationship in relation to control. A component
can control multiple pieces of equipment (Control Module) or be controlled by multiple
pieces of equipment (Alarm Module). Because of this possibility, only the control
relationship is captured. Note: The inverse of the control relationship would be the
controlled relationship. When multiple control relationships exist, a data field has to be
populated for each instance.
Example:
70

www.gsa.gov/bim
Given: Level Switch SW-018 directly controls Control Valve BV-018

Equipment:
SW-018
BV-018

Gyh7wky0
J7afw52r
In this example:
Equipment:
SW-018
BV-018
Equipment Control
J7afw52r
None
Given: Level Switch SW-020 indirectly controls Control Valve BV-020 through LCAM-020.
Equipment:

71

www.gsa.gov/bim
SW-020
BV-020
LCAM-20
6y99ky0
KTafw52r
ypY5an1o
In this example:
Equipment:
SW-020
BV-020
LCAM-20
Equipment Control
ypY5an1o
None
KTafw52r
Given: Level Switch SW-020 indirectly controls Control Valve BV-020 and 018 through
LCAM-020. (Not shown on drawing)
Equipment:
SW-020
BV-020
BV-018
LCAM-20

6y99ky0
KTafw52r
J7afw52r
ypY5an1o
In this example:
Equipment:
SW-020
BV-020
BV-018
LCAM-20
Equipment Control
ypY5an1o
None
None
KTafw52r and J7afw52r
In the examples above, the captured relationship is one level down between the switch
and the valve or the switch and the control module etc
Enter the equipment primary key for the equipment being controlled.
72

www.gsa.gov/bim

Database Name
Data Instance
Data Storage
Responsibility
4.6.17.

Component.Control.ExtIdentifier
Many
Equipment Alarm Relationship
The equipment control relationship is the relationship that a component has with another
piece of equipment based on a control function. For example: A level switch is installed to
monitor the level of a tank and send a control signal to open a level control valve when the
level in the tank gets low. The level switch has a control relationship with the level
control valve. Note: The level switch, due to its installed purpose, has an assembly
subassembly relationship with the tank. It was installed to monitor or control the level in
the tank. Control relationships are vitally important for impact analysis and risk
assessments.
73

www.gsa.gov/bim
The level switch can have a direct relationship with another component, such as the level
control valve or an indirect relationship with a level control module. The level control
module would then control the level control valve.
Implementation:
Enter the equipment primary key for the equipment being alarmed.
Equipment can have a many-to-many relationship in relation to alarms. A component can
send an alarm signal to multiple pieces of equipment (proactive) or alarm based on
inputs from multiple pieces of equipment (reactive). Because of this possibility, only the
proactive alarm relationship is captured. Note: The inverse of the proactive alarm
relationship would be the reactive alarm relationship. When multiple proactive alarm
relationships exist, a data field has to be populated for each instance.
Example:
74

www.gsa.gov/bim
Given: Level Switch SW-018 directly sends an alarm signal to BAS-001

Equipment:
SW-018
BAS-001

Gyh7wky0
Lp099fV5
In this example:
Equipment:
SW-018
BAS-001
Equipment Alarm
Lp099fV5
None
Given: Level Switch SW-020 indirectly sends an alarm to BAS-001 through LCAM-020.
Equipment:

75

www.gsa.gov/bim
SW-020
BAS-001
LCAM-20
6y99ky0
Lp099fV5
ypY5an1o
In this example:
Equipment:
SW-020
BAS-001
LCAM-20
Equipment Alarm
ypY5an1o
None
Lp099fV5
Given: Level Switch SW-020 indirectly sends an alarm to BAS-001 and fire control panel
(FACP-MAIN) through LCAM-020.
Equipment:
SW-020
BAS-001
FACP-MAIN
LCAM-20

6y99ky0
Lp099fV5
Sm87T4u
ypY5an1o
In this example:
Equipment:
SW-020
BAS-001
FACP-MAIN
LCAM-20
Equipment Alarm
ypY5an1o
None
None
Lp099fV5 and Sm87T4u
and the BAS or the switch and the control module, etc
Enter the equipment primary key for the equipment receiving the alarm signal.
76

www.gsa.gov/bim

Database Name
Data Instance
Data Storage
Responsibility
4.6.18.

Component.Alarm.ExtIdentifier
Many
Equipment Indication Relationship
The equipment indication relationship is the relationship that a component has with
another piece of equipment based on an indication function. For example: A level switch
that is installed to monitor the level of a tank, sends a signal to open a level control valve,
and sends a signal to the building monitoring system indicating level in the tank. The level
switch has an indication relationship with the building monitoring system.
Implementation:
Enter the equipment primary key for the equipment receiving the indication signal.
77

www.gsa.gov/bim
Equipment can have a many-to-many relationship in relation to indications. A component

can send an indication signal to multiple pieces of equipment (proactive) or have
multiple indications from multiple pieces of equipment (reactive) like a building
monitoring system. Because of this possibility, only the proactive indication relationship
is captured. Note: The inverse of the proactive indication relationship would be the
reactive indication relationship. When multiple proactive indication relationships exist, a
data field has to be populated for each instance.
Example:
Given: Level Switch SW-018 directly sends an indication signal to BAS-001.

Equipment:
SW-018
BAS-001

Gyh7wky0
Lp099fV5
78

www.gsa.gov/bim
In this example:
Equipment:
SW-018
BAS-001
Equipment Indication
Lp099fV5
None
Given: Level Switch SW-020 indirectly sends an indication signal to BAS-001 through
LCAM-020.
Equipment:
SW-020
BAS-001
LCAM-20

6y99ky0
Lp099fV5
ypY5an1o
In this example:
Equipment:
SW-020
BAS-001
LCAM-20
ypY5an1o
None
Lp099fV5
Given: Level Switch SW-020 indirectly sends an indication signal to BAS-001 and fire
control panel (FACP-MAIN) through LCAM-020.
Equipment:
SW-020
BAS-001
FACP-MAIN
LCAM-20

6y99ky0
Lp099fV5
Sm87T4u
ypY5an1o
In this example:
Equipment:
79

www.gsa.gov/bim
SW-020
BAS-001
FACP-MAIN
LCAM-20
ypY5an1o
None
None
Lp099fV5 and Sm87T4u
and the BAS or the switch and the control module, etc
Enter the equipment primary key for the equipment receiving the indication signal.
Database Name
Data Instance
Data Storage
Responsibility
4.6.19.

Component.Indication.ExtIdentifier
Many
Equipment Failure Impact Relationship (N)
The equipment failure impact relationship is used to capture the physical impact of an
equipment failure on other components. This relationship is very similar to the control
relationship and can be the same information. This data field is used to capture the direct
component-to-component relationship of a failure.
80

www.gsa.gov/bim
Given that the level switch controls the control valve, failure of the level switch impacts
the control valve; therefore, the information is similar to the control relationship data.
Failure of the control valve, however, which has no control function, impacts the tank.
This information is very important to facility in order to determine the impact of
equipment failure on facility operations.
Implementation:
Enter the equipment primary key for the equipment that is impacted by equipment
failure.
Equipment can have a many-to-many relationship in relation to what they impact. A
component can impact multiple pieces of equipment or can be impacted by multiple
pieces of equipment. Because of this possibility, only what a component impacts is
captured. Note: The inverse of the impact relationship would be the impacted
relationship. When multiple impact relationships exist, a data field has to be populated
for each instance.
Control, alarm, and indication relationships should not be replicated within the
equipment impact data field. If control, alarm, and/or indication relationships have
been previous captured in the database, the system will have already denoted the
81

www.gsa.gov/bim
impact. Capture only the impact relationship not related to control, alarm, and/or
indication.
Electrical power is also assumed to impact equipment and is not to be included in the
equipment impact.
Example:
Given: Level control valve BV-018 supplies fuel oil to tank T-118, level switch SW-018
sends a control signal to BV-018 and alarm and indication signals to BAS-001.
Equipment:
SW-018
BV-018
BAS-001
T-1180917Grwe

Gyh7wky0
J7afw52r
Lp099fV5
82

www.gsa.gov/bim
In this example:
Equipment:
SW-018
BV-018
BAS-001
T-118None
Equipment Impact
None (Already captured)
0917Grwe
None
Enter the equipment primary key for the equipment impacted.

Database Name
Data Instance
Data Storage
Responsibility
4.6.20.

Component.Failure.ExtIdentifier
Many
Equipment Priority
Equipment prioritization is an important aspect in developing an asset management

system. The proper identification of assets within a facility is only half of the equation
when it comes to managing assets. When a piece of equipment is used for metrics or work
processes the computer system has to know the different priorities of the equipment in
order to be able to operate efficiently. When scheduling work for equipment, an
equipment priority is used to schedule the work and denote to facility staff the importance
of that equipment. Both the staff and the system need to know whether the equipment is
for emergency use, mission critical use, or affects public safety, etc... The only way to
accomplish this is to prioritize the equipment properly. For Example: A technician
receives two similar work orders to fix two similar pieces of equipment at different
locations. In this scenario, the only way in which the technician knows that one of the
83

www.gsa.gov/bim
pieces of equipment is actually mission critical is if the equipment has been properly
prioritized.
Implementation:
GSA has not developed an equipment priority system.
Until a GSA standard is completed, use the following table to identify equipment
priorities. This allows the development of a place holder for the database and in doing
so captures projects in progress. When GSA develops a standard for priorities, a cross
reference will be developed to convert earlier usage and this guide will be updated.
Enter the 3-letter code for the priority designation related to the equipment.
Equipment Priorities
Description
Code
Priorities
ELS
Emergency/Life Safety
Equipment
FSE
Fire Safety Equipment
PHS
Public Health and Safety

Equipment
PSE
Personnel Safety Equipment
Equipment that is used directly for personnel

safety. For example: Harness hooks on a roof
used by maintenance personnel.
MCE
Mission Critical Equipment
Equipment that is essential to operate in

order to support the mission of an agency.
For example: Air conditioning unit that
supplies a critical data center.
Equipment whose purpose is for emergency or

life safety. For Example: Emergency
Generator that supports Life Safety Systems,
or Emergency Lighting. Another example
would be an elevator that is used for building
evacuation that is powered off of emergency
power.
Equipment that supports fire safety and
suppression
Equipment that is used to protect the health
and safety of the public. For example: A
biohazard containment door.
84

www.gsa.gov/bim
SCE
Security Equipment
ENE
Environmental Safety
Equipment
BOE
Building Operations Equipment
ESE
Essential Support Equipment
NEE
Non Essential Equipment

Database Name
Data Instance
Data Storage
Responsibility
4.6.21.
Equipment used for the physical security of a

facility. For example: Cameras, key cards,
etc.
Equipment that is used to protect the
environment. For example: a berm around a
tank that prevents the release of the tank
contents to the environment in the event of a
tank failure.
Equipment that is essential to the operation
of a building. For example: The normal
power system that is required for the normal
operation of a building.
Equipment that is deemed essential by GSA or
an Agency to support building operation. For
Example: An air dryer for a compressed air
system. While the compressed air system
would be coded Building Operations
Equipment, the dryer for the compressor is
not as essential. The system could operate
without the dryer for a short period of time.
Any equipment that is not categorized as
above. For Example: A water fountain.

No Standard Text: Per NES 4.6.20
Component.Priority
GSA Database
Equipment COOP
The equipment COOP field is unique to government organizations. COOP stands for
continuity of operations. Federal regulations requires that COOP related equipment be
85

www.gsa.gov/bim
tracked and maintained. COOP equipment is a separate field than priorities because
equipment can have an installed purpose or priority and also be COOP equipment.
Example: A fire damper that is used to isolate a building during a chemical attack for
COOP. The dampers equipment priority is fire life safety due to its installed purpose but
it is also related to COOP.
Note: Historical fine arts like paintings and sculptures are required to be tracked per COOP
regulations.
Implementation:
Enter Yes or No based on whether equipment is COOP related.
Database Name
Data Instance
Data Storage
Responsibility
4.6.22.

Text: Yes or No, Per NES 4.6.21
Component.COOP
GSA Database
Equipment Owner
The equipment owner field is used to capture the tenant name, company, organization, or
agency who owns the installed equipment. It is very important for budgeting and strategic
planning to determine who owns and is responsible for maintaining and tracking equipment
within a facility.
Implementation:
Enter the full legal name of the organization, company, or agency that owns the
equipment. Abbreviations and acronyms should be avoided to prevent confusion.
86

www.gsa.gov/bim

Database Name
Data Instance
Data Storage
Responsibility
4.6.23.

Text: Company or organization legal name
Component.Owner
GSA Database
Equipment Curtailment
This data field is used by facility management to determine the equipment that can be
safely secured based on differing curtailment levels. The most opportune time to
determine the different levels at which equipment can be secured and still meet the
function of the facility is during commissioning. Commissioning is also the best time to
determine the facility operational baselines.
Example: Some regions have 4 curtailment levels that allow them to efficiently shutdown
predetermined equipment in a fast manner to meet electrical demands. This significantly
helps them reduce peak loads and costs.
Implementation:
GSA has not developed and defined a consistent curtailment level for each region. This
field is for future use.
Database Name
Data Instance
Data Storage
New Construction:
Existing Building:
No Standard
Component.Curtailment
87

www.gsa.gov/bim
Responsibility
4.6.24.
Equipment Operation Level
This field is used to designate the equipment required for building operation plans.
Building operation plans are used to determine when equipment is required to be running
to maintain normal weekday, weekend, night, freeze protection, startup, and shutdown
operations of a building.
Implementation:
GSA has not developed a consistent building operations plan designation and definitions
for database usage. This field is for future use.
Database Name
Data Instance
Data Storage
Responsibility
4.6.25.
New Construction:
Existing Building:
No Standard
Component.OpsCode
Equipment Status
The equipment status is used to capture the normal position that the equipment is required
to be in (open/closed/on/off) for normal building operations based on commissioning,
design, or operations. It is vital to facility management to understand the normal position
of the equipment in order to be able to determine deviations or changes in status.
Example: Normally Open, Abandoned In Place, Normally Closed.
Implementation:
88

www.gsa.gov/bim
GSA has not developed an equipment status standard for database usage. This field is for
future use.
Database Name
Data Instance
Data Storage
Responsibility
4.6.26.
New Construction:
Existing Building:
No Standard
Component.Status
Equipment Failure Status
Equipment failure status is the field used to capture the failure position of equipment
when a loss of power or motive force occurs. The failure status is based on the design,
construction, and commissioning of the facility. Example: A pneumatic limit switch fails
to the open position when it loses air pressure. Typical failure statuses are FO = Fail Open,
FC = Fail Closed, FAS=Fail As-Is, etc
Implementation:
GSA has not developed an equipment failure status standard for database usage. This
field is for future use.
Database Name
Data Instance
Data Storage
New Construction:
Existing Building:
No Standard
Component.FailureStatus
89

www.gsa.gov/bim
Responsibility
4.6.27.
Minimum Required Equipment Specifications
The following are minimum required specifications. These are specifications that are
universal for all equipment and make up the core information about the component.
4.6.27.1. Equipment Manufacturer
This data field captures the product manufacturer name of the installed equipment.
Implementation:
Enter the legal name of the product manufacturer.
Database Name
Data Instance
Data Storage
Responsibility

Text: Legal Manufacturers name: COBie
Type.Manufacturer
GSA Database
4.6.27.2. Equipment Manufactured Date

This field is used to capture the date that the equipment was manufactured. This
field is very important to determine the applicability of the manufacturers warranty
and the useful life of the equipment.
Implementation:
90

www.gsa.gov/bim
Enter the date that the equipment was manufactured. This information is usually
stamped on the equipment or on its label plate. The format for entering the date
is 2 digits for month, 2 digits for day, and 4 digits for year separated by a slash
(MM/DD/YYYY).
In the event that a manufactured date does not contain all of the information,
leave the information blank. This is only acceptable if month or day information
is missing. Year information is always required.
Example:
082000
-31-2001
Database Name
Data Instance
Data Storage
Responsibility

Date: MM/DD/YYYY
Type.ManufacturerDate
GSA Database
4.6.27.3. Equipment Manufacturer Shelf Life

This field is used to capture the maximum shelf life of a manufactured item that still
allows the warranty to be valid. The equation Equipment Manufacturer Date (minus)
the Equipment Manufacturer Shelf Life will determine validity and ownership of
warranties.
Implementation:
Enter the maximum allowed shelf life based on the manufacturer
recommendations. The maximum shelf life is typically given in months or years.
91

www.gsa.gov/bim
The format for entering the data is 2 digits for month, 2 digits for day, and 4 digits
for year separated by a slash (MM/DD/YYYY).
This information is determined by taking the manufactured date and adding the
maximum allowed shelf life to get a shelf life date.
MM/DD/YYYY
Database Name
Data Instance
Data Storage
Responsibility

Date: MM/DD/YYYY
Type.ManufacturerShelfLife
GSA Database
4.6.27.4. Equipment Model Name

This data field is used to capture the product model name of the installed equipment.
Implementation:
Enter the product model name.
Database Name
Data Instance
Data Storage
Responsibility

Text: COBie
Type.ModelName
GSA Database
92

www.gsa.gov/bim

4.6.27.5. Equipment Model Number
This data field is used to capture the product model number of the installed
equipment.
Implementation:
Enter the product model number.
Database Name
Data Instance
Data Storage
Responsibility

Text: COBie
Type.ModelNumber
GSA Database
4.6.27.6. Equipment Serial Number

This data field is used to capture the manufacturers serial number of the installed
equipment.
Implementation:
Enter the equipment serial number.

None
93

www.gsa.gov/bim
Database Name
R Instance
Data
e
Data
Storage
q
Responsibility
u
i
Type.SerialNumber: COBie
GSA Database
4.6.27.7. Equipment Installation Cost

The equipment installation cost is used to capture the actual cost of the piece of
equipment at the time of installation. This data field does not capture the labor and
other related installation costs of the equipment. The equipment installation cost is
important for capital depreciation, taxes, strategic planning, etc...
Implementation:
Enter the equipment serial number.
Data
R Capture Requirement
e
Data
q Format Requirement
Database
Name
u
Data
Instance
i
Data
r Storage
Responsibility
e
d
4.6.28.

None
Type.EquipmentInstallationCost
GSA Database
Product Specific Required Specifications
Equipment Specifications (N) (Spie Defined)
94

www.gsa.gov/bim
Every product has unique specifications that are based on the type of equipment. For
example, the product specific specifications for a pump are different than for a valve.
Because there are literally thousands of different types of products, these fields are to be
determined and filled out per the Specifiers' Properties information exchange (SPIE) in
COBie2 format. This is the product specific specification, like Horse Power, GPM, CFM,
Tons, etc., related to specific piece of equipment. Note: (N) denotes that the equipment
could have multiple required SPIE specification data points.
Implementation:
Determine product specifications data points based on the SPIE product pages listed on
the Whole Building Design Guide, National Institute of Buildings Sciences (NIBS) related
pages. The product guides are organized by type of equipment based on OmniClass Table
23.
Enter required data.
Database Name
Data Instance
Data Storage
Responsibility

OmniClass Table 49 and SPie NIBS WBDG
Type.Parameter (N)
Many
GSA Database
95

www.gsa.gov/bim
4.7.
Job Task Data Fields
Job tasks are any prescribed work that is required to be performed on equipment that is
required to be performed and tracked. Preventive maintenance is one of the most common job
tasks associated with equipment. Other types of tasks that could also be captured are required
inspections, historical prevention, environmental, fire safety, etc tasks.
4.7.1. Job Task Primary Key
The job task primary key is a globally unique identifier (GUID) used in software applications
Having a unique GUID for a job task allows that task to be associated with multiple pieces
of equipment. Example: Air handling unit preventive maintenance task (A11) could be
associated with all of the air handling units in the facility. This reduces the replication of
data (tasks) within the database.
Implementation:
The GUID can be self-developed by the software package or by using a GUID generator.
Database Name
Data Instance
Data Storage
Responsibility

Job.ExtIdentifier: COBie
One
GSA Database
4.7.2. Job Task Type
96

www.gsa.gov/bim
The job task type is used to capture the classification of the type of job task. Types break
the job tasks into recognizable groups such as; preventive maintenance, environmental,
historical preservation inspection, etc
Implementation:
Enter the type of job task that is being captured per the following classification:
PM = Preventive Maintenance.
GSA has not defined the different types of tasks with the exception of preventive
maintenance.
Database Name
Data Instance
Data Storage
Responsibility

No Standard: PM only approved: COBie
Job.Category
One: Per Job.ExtIdentifier
GSA Database
4.7.3. Job Task Name

The job task name is used to capture the descriptive name of the job task. Example: Air
Handling Unit Annual Preventive Maintenance.
Implementation:
Enter the job task descriptive name. Names are required to be per manufacturers
required titles or GSA-specified title for the type of job task. Example: GSA PM Guide
Cards
97

www.gsa.gov/bim
Example:
GSA Guide
A03
A04
A05
Description
HUMIDIFICATION SYSTEMS
AIR COMPRESSOR
A/C COMFORT COOLING 10 TON AND UNDER
In this example, job task A04 name would be Air Compressor.

Database Name
Data Instance
Data Storage
Responsibility

Text: COBie
Job.Name
GSA Database
4.7.4. Job Task Status

The job task status field is used to capture the designated status of the job task on the
assigned equipment. Example of job task statuses are: perform and deferred.
Implementation:
GSA does not have a standard for job status with the exception of industry standards or
tasks that have to be perform or those that are deferred
Enter the required status for the equipment either perform or deferred.

98

www.gsa.gov/bim

Database Name
Data Instance
Data Storage
Responsibility

No Standard: Deferred and Perform allowed
Job.Status
GSA Database
4.7.5. Job Task Status Related Cause

The job task status related-cause data field is used to denote the cause of the deviations
from normal job status. Example: Deferred Due to Pending Renovation, Deferred Due to
Insufficient Funds, and Deferred to Inaccessibility to Equipment, etc
Implementation:
Enter a descriptive text describing the cause of the deviation of the job task from its
normal status.
Database Name
Data Instance
Data Storage
Responsibility
New Construction: Not Required

No Standard: Text
Job.StatusDescription
GSA Database
4.7.6. Job Task Guide

This field is used to allow the parsing of job tasks based on the equipment they are
associated with. The Task Guide Identification would be the GSA Predetermined Guide
99

www.gsa.gov/bim
Card (A11) or NCAD Abbreviation (AHU) depending on whether GSA Guide Card Maintenance
(A11) or Manufacturer maintenance/another job task like environmental (AHU) is
performed on the equipment.
Implementation:
Enter the guide identification based on GSA or manufacturer standards. Manufacturer
standards would be the manual number or name used for the job task.
Example:
Guide ID
A11
A11C
HVAC-AHU
HT134
Description
Air Handling Unit (GSA Guide Region 11)
Air Handling Unit (GSA Guide Region 3)
Air Handling Unit (GSA Guide PBS Draft)
Humidifier technical Manual (Honeywell example not real)
The A11, A11C, HVAC-AHU, HT134 would be entered into this field.
Database Name
Data Instance
Data Storage
Responsibility

GSA Guide Card Standard
Job.Guide
GSA Database
4.7.7. Job Task Sequence Number

Job task sequence number used to delineate in a database the different reoccurrences of a
job task in a database. The same job task can be repetitively used on similar equipment
and requires a way to differentiate the usage. For example:
100

www.gsa.gov/bim
Equipment ID
DC1234-AHU-001
DC1234-AHU-002
Job Task ID
A11-001
A11-002
In the example, A11 guide is used twice but is associated with different equipment. There
are two instances of A11. Because some databases are setup using this type of design, it is
important to capture the sequence number. The best database design is the ability to have
all of the equipment associated with a specific guide link to that guide without having to
use sequence numbers.
Implementation:
The sequential number should be the same as the one listed on blueprints and other
construction documentation.
Database Name
Data Instance
Data Storage
Responsibility

Numeric: COBie
Job.TaskNumber
GSA Database
4.7.8. Job Task Identification Composite

Composite of PM Guide, PM Sequence Number, Building Number: DC1234-A11-001, DC1234A11-002, etc.
Implementation:
101

www.gsa.gov/bim
If this field is not automatically generated, manually enter the Facility.Name (Building
Number) + Job.Guide + Job.TaskNumber (Job Task Sequence Number) using hyphens to
separate the data.
Example:
DC1234-A11-001
DC1234-V05-111
DC1234-HVAC-AHU-009
Database Name
Data Instance
Data Storage
Responsibility

Text: Per NES 4.7.8
Job.CompositeID
GSA Database
4.7.9. Job Task Performer

This data field is used to designate the organization or agency that is required to
perform/pay for the cost of the job task on the installed equipment. Example: GSA, FDA,
FAA, DOD, USNAVY, etc... Designations per Government Standards.
Implementation:
Enter the legal name or descriptor for the agency or organization responsible for
performance of the job task. Example: An elevator in a DOE delegated building might
be owned by GSA but the organization responsible for insuring the job task is performed
might be DOE.

102

www.gsa.gov/bim

Database Name
Data Instance
Data Storage
Responsibility
4.7.10.

Text: Designations per Government Standards
Job.ResponsiblePerformer
GSA Database
Job Task Frequency
Job task frequency is the frequency that the job task is required to be performed based on
the job frequency units. Example: 2 years, 1 month, etc
Implementation:
Enter the numerical value of the job task frequency based on the job task frequency
units. Do not enter a text value for the number.
Database Name
Data Instance
Data Storage
Responsibility
4.7.11.

Numeric Value: COBie
Job.Frequency
GSA Database
Job Task Frequency Units
The job task frequency unit is the unit of measurement that the job task frequency is
based on. Example: Day, Month, Year.
103

www.gsa.gov/bim
Implementation:
Enter the job task frequency unit related to the job task frequency for the task. Use
proper standard time units.
Database Name
Data Instance
Data Storage
Responsibility
4.7.12.

Text: Unit of time: COBie
Job.FrequencyUnit
GSA Database
Job Task Inspection Percentage
The job task inspection frequency designates, based on a percentage of the times a job
task is performed, a third party inspection to ensure the correct performance of job task is
required. The normal default for this data field is 10%. Example: 10% of all air handling
unit job tasks is required to be inspected.
Implementation:
Enter the percentage for inspection of the job task that is required. GSA does not have a
standard for inspection percentages and the current default is 10%. Job tasks that are
critical or infrequent should be set at a higher percentage. Example: For a condenser
tube cleaning preventive maintenance job task, the facility might want to perform
inspections on the completion of this task 100% of the times this task is performed
(always).
The percentage is to be entered in a 2-dgit number, 3-digit for 100 only, with no
decimals or % symbol. Example: 25, 50, 10, 100.
104

www.gsa.gov/bim
Inspection percentages are defined by GSA.

Database Name
Data Instance
Data Storage
Responsibility
4.7.13.

Numeric: 2-3 Digit Percentage
Job.InspectionPercent
GSA Database
New Construction: GSA/Contractor
Job Task Season
The job task season is used to define the weather season in which job task is to be
performed: Summer, fall, winter, spring Example: Chiller maintenance job task would be
performed in cold weather seasons to ensure it is operational within the summer season.
Implementation:
Enter the season(s) in which the job task is recommended to be performed. When the
job task can be performed in multiple seasons, then separate the seasons by a hyphen.
When a job task is not dependent upon a season, then enter not applicable in this field.
Example:
Winter
Fall-Winter
Summer-Fall-Winter
Not Applicable

Text: Season proper name, no abbreviations: COBie
105

www.gsa.gov/bim
Database Name
Data Instance
Data Storage
Responsibility
4.7.14.
Job.TaskSeason
GSA Database
Job Task Start Date
The job task start date is the date in which the first instance of the job task should be
started.
Implementation:
Enter the date (MM/DD/YYYY) that the task is required to be performed. For new
construction, during commissioning is the perfect time to start loading start dates for
preloading manpower maintenance.
Database Name
Data Instance
Data Storage
Responsibility
4.7.15.

Date: MM/DD/YYYY: COBie
Job.Start
GSA Database
Job Task Time Standard
The job task time standard is the estimated time that it takes to complete a job task. This
time standard can be from the GSA designated time standard, RS Means, or manufacturer
106

www.gsa.gov/bim
recommended for the length of time it takes to perform job task. GSA time standard takes
precedence over other standards.
Implementation:
Enter the estimated time as a numerical value based on job task time standard units.
The maximum decimal places allowed are 2 digits.
GSA time standard shall be used if available, otherwise use a standard approved by GSA
on the project.
Example:
1.25
25.02
115.50
Database Name
Data Instance
Data Storage
Responsibility
4.7.16.

Numeric: Maximum decimal place 2 digits: COBie
Job.Duration
GSA Database
Job Task Time Standard Units
The job task standard units are the units of measure related to the job task time standard.
Example: Hour or Day.
Implementation:
Enter the standard unit that is related to the job task time standard.
107

www.gsa.gov/bim

Database Name
Data Instance
Data Storage
Responsibility
4.8.

Existing Building: Recommended: COBie
Text: Units
Job.DurationUnits
GSA Database
Commissioning Data Fields

Commissioning data fields are those data points required to be captured during the
commissioning of equipment.
4.8.1. Commissioning Primary Key

The commissioning primary key is a globally unique identifier (GUID) used in software
code.
A unique GUID is used because commissioning is typically done on multiple pieces of
equipment and therefore allows the database to link multiple equipment objects to a
single commissioning project/document.
Implementation:

108

www.gsa.gov/bim

Database Name
Data Instance
Data Storage
Responsibility

Commission.ExtIdentifier
One
GSA Database
New Construction: Commissioning Contractor
Existing Complex: GSA/Commissioning Contractor
4.8.2. Commission Provider

The commission provider is the data field used to capture the name of company or
organization performing the commissioning.
Implementation:
Enter the legal name of the person, company, or organization performing the
commissioning. Do not use abbreviations or acronyms if possible because it can lead to
confusion.
Database Name
Data Instance
Data Storage
Responsibility

Text: Legal name of company or organization
Commission.Provider
One
GSA Database
4.8.3. Commission Date

Data field used to capture the date that commissioning was completed.
Implementation:
109

www.gsa.gov/bim
Enter the date that the commissioning was completed. The date format for use is to be
2-digit month/2-digit day/4-digit year (MM/DD/YYYY).
Database Name
Data Instance
Data Storage
Responsibility

Date: MM/DD/YYYY
Commission.Date
One
GSA Database
4.8.4. Commission Observation

Commissioning observation data field is used to capture the detailed text of the
information about the commissioning of that piece of equipment.
Implementation:
Enter the detail observation noted per the commissioning for this specific instance of
equipment.
Database Name
Data Instance
Data Storage
Responsibility

Text
Commission.Observation
One: Per Component.ExtIdentifier (Equipment)
Many: Per Commission.ExtIdentifier (Commission)
GSA Database
110

www.gsa.gov/bim
4.8.5. Commission Recommendation

The commission recommendation field is used to capture the detailed text of any
recommendations determined by commissioning of the equipment.
Implementation:
Enter the recommendation noted per the commissioning for this specific instance of
equipment. Example: Replace equipment.
Database Name
Data Instance
Data Storage
Responsibility

Text
Commission.Recommendation
Many: Per Commission.ExtIdentifier (Commission)
GSA Database
4.8.6. Commissioning Document GUID

A unique GUID is used because commissioning is typically done on multiple pieces of
single commissioning project/document.
Implementation:
Otherwise, the GUID can be self-developed by the software package or by using a GUID
generator. GUID must be approved by GSA.

111

www.gsa.gov/bim

Database Name
Data Instance
Data Storage
Responsibility

Commission.DocumentExtIdentifier
One: Per Commission.ExtIdentifier
GSA Database
4.8.7. Commissioning Short Description

The short description data field allows the provider to submit a short description of the
document for improved operational reference and usage.
Implementation:
Enter a short description of the document. For Example: DC1234 Cooling Tower
Commissioning
Database Name
Data Instance
Data Storage
Responsibility

Text
Commission.DocumentName
One: Per Commission.DocumentExtIdentifier
GSA Database
4.8.8. Commissioning Document

This data field is used to capture the actual document or a link to the document.
Implementation:
112

www.gsa.gov/bim
The document must be submitted in DOC, DOCX, or PDF format. The document file name
should be in an easy to understand format: DC1234 Fire Safety Inspection.docx, DC1234
Trane AHU Warranty 2010-12-12.pdf, or D1234 Commissioning 2011-01-15.docx.
Database Name
Data Instance
Data Storage
Responsibility
4.9.

DOC, DOCX, PDF Format.
Commission.Document
One: Per Commission.DocumentExtIdentifier
GSA Database
Condition Assessment Data Fields

The condition assessment data fields are those fields used to capture the information from
the last condition assessment for the related equipment.
4.9.1. Condition Assessment Primary Key

GUID automatically generated. The GUID is used to link a condition assessment to
equipment in a facility.
The condition assessment 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:
113

www.gsa.gov/bim

Database Name
Data Instance
Data Storage
Responsibility

Condition.ExtIdentifier
One
GSA Database
New Construction: A/E, Contractor, Condition Auditor
Existing Complex: GSA/ Condition assessment contractor
4.9.2. Equipment Installed Date

The equipment installed date field is used to capture the actual date that the equipment
was installed. This is vital information for determining expected life of equipment and
warranty items.
Implementation:
Enter the exact date that the equipment was installed. The format for capturing the
date is 2-digit month/2-digit day/ 4-digit year (MM/DD/YYYY).
Database Name
Data Instance
Data Storage
Responsibility

Date: MM/DD/YYYY
Component.InstallDate
Many: Per Condition.ExtIdentifier (Condition Audit)
GSA Database
4.9.3. Equipment Life Expectancy
114

www.gsa.gov/bim
The equipment life expectancy field captures (in years) the manufacturers or industrys
projected expected life span of this type of equipment This information, when compared
to installed date, is vital for the proper strategic planning and budgeting of the facility.
Implementation:
Enter the expected life expectancy in years for the equipment based on manufacturer
documentation. If manufacturer information does not exist, use industry findings. The
data should be a number, the unit years will be assumed.
Database Name
Data Instance
Data Storage
Responsibility

Numeric: Unit Years
Component.LifeExpectance
GSA Database
4.9.4. Equipment Age

The equipment age data field is used to capture the length of time equipment has been
installed and display this age of the equipment in years. The age is calculated by the
formula: Current Date - Installed Date.
Implementation:
Using the formula Current Date Installed Date, personnel will determine and enter the
age of the equipment in years.

115

www.gsa.gov/bim

Database Name
Data Instance
Data Storage
Responsibility
Numeric: Unit Years

Component.Age
GSA Database
4.9.5. Equipment Life Remaining

The equipment life remaining data field is used to display the amount of life remaining
based on the calculated formula: Life expectancy - Age.
Implementation:
Using the formula life expectancy age, personnel will determine and enter the expected
life remaining of the equipment in years.
Database Name
Data Instance
Data Storage
Responsibility

Numeric: Unit Years
Component.LifeRemaining
GSA Database
4.9.6. Equipment Purchased Condition

The equipment purchased condition field is used to designate what the condition of the
equipment was when it was installed.
116

www.gsa.gov/bim
Implementation:
Enter one of the following into this data field based off of purchased condition.
New
Rebuilt
Used Refurbished
Used
Database Name
Data Instance
Data Storage
Responsibility

Text: Per NES 4.9.6
Component.PurchaseCondition
GSA Database
4.9.7. Equipment Condition

The equipment condition data field is used to designate what the current condition of the
equipment was found to be during installation and audits.
Implementation:
Enter one of the following into this data field based off of the equipment condition.
Unknown
Inoperable
Failure Possible
Poor
117

www.gsa.gov/bim
Fair
Good
Excellent
Database Name
Data Instance
Data Storage
Responsibility

Text: Per NES 4.9.7
Component.Condition
GSA Database
4.9.8. Equipment Condition Related Cause

The equipment condition related cause data field is used to categorize the findings of the
equipment condition based on possible related causes. This categorization of related
causes is used to predefine data for analysis.
Implementation:
Enter one of the following into this data field based off of the equipment condition
findings.
Component Exceeded Useful Life
Design or Production Problem
Does Not Meet Facility Requirements
Insufficient Preventive Maintenance
Insufficient Utility or Environment

118

www.gsa.gov/bim

Database Name
Data Instance
Data Storage
Responsibility
Text: Per NES 4.9.7

Component.ConditionCause
GSA Database
4.9.9. Equipment Life Used

The equipment life used data field is used to determine the percentage of calculated life
used based on the condition assessment of the equipment. A piece of equipment might
have a higher life used than projected life expectancy remaining because the equipment is
in poor condition or is constantly run at maximum tolerances. There are calculations in the
industry when equipment is run above standards for periods of time that can be used to
determine premature aging of equipment.
Implementation:
Enter the percentage of equipment life used based off of industry standards and
experience.
Database Name
Data Instance
Data Storage
Responsibility
4.9.10.

Numeric: 2-3 Digits, Unit Percentage
Component.LifeUsed
GSA Database
Condition Observation
119

www.gsa.gov/bim
The condition observation field is used to contain the detailed written notes about the
condition of the equipment. Example: Equipment found in poor condition due to a wet
environment in which it was installed. This is in violation of the manufacturers
recommendations of install environment.
Implementation:
Enter any notes about the condition of the equipment found during the assessment.
Database Name
Data Instance
Data Storage
Responsibility
4.9.11.

Text
Condition.Observation
GSA Database
Condition Recommendation
This data field is used to capture the detailed text of the recommendation based off of the
assessment for the piece of equipment. Example: Recommend replacement.
Implementation:
Enter any recommendations about the condition of the equipment found during the
assessment.

Text
120

www.gsa.gov/bim
Database Name
Data Instance
Data Storage
Responsibility
4.9.12.
Condition.Recommendation
GSA Database
Condition Assessment Provider
This data field is used to capture the name of company or organization performing the
assessment.
Implementation:
Enter the legal name of the company or organization that performed the condition
assessment. Avoid using abbreviations and acronyms since they can lead to confusion.
Database Name
Data Instance
Data Storage
Responsibility
4.9.13.

Condition.Provider
One: Per Condition.ExtIdentifier (Condition Audit)
GSA Database
Condition Assessment Date
This data field is used to capture the date that the condition assessment was performed.
Implementation:
121

www.gsa.gov/bim
Enter the date that the condition assessment was performed in the format of
MM/DD/YYYYY.
Database Name
Data Instance
Data Storage
Responsibility
4.9.14.

Date: MM/DD/YYYY
Condition.Date
GSA Database
Condition Assessment Document GUID
A unique GUID is used because condition assessment is typically done on multiple pieces of
single condition assessment project/document.
Implementation:
Database Name
Data Instance
Data Storage
Responsibility
4.9.15.

Condition.DocumentExtIdentifier
GSA Database
Condition Assessment Short Description

122

www.gsa.gov/bim
Implementation:
Enter a short description of the document. For Example: DC1234 Condition Assessment
Mechanical
Database Name
Data Instance
Data Storage
Responsibility
4.9.16.

Text
Condition.DocumentName
One: Per Condition.DocumentExtIdentifier
GSA Database
Condition Assessment Document
Implementation:
Database Name
Data Instance

Condition.Document
One: Per Condition.DocumentExtIdentifier
123

www.gsa.gov/bim
Data Storage
Responsibility
4.10.
GSA Database
Audits and Inspection Data Fields

Audits data fields allow facility management to capture the information about the
equipment during quality control and inspection audits.
4.10.1.
Audit Primary Key
The audit 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:
Database Name
Data Instance
Data Storage
Responsibility
4.10.2.

Audit.ExtIndentifier
One
GSA Database
New Construction: A/E, Contractor, Auditor
Existing Complex: GSA/Auditor
Audit Type
124

www.gsa.gov/bim
This field is used to capture the type of audit that was performed: Inspection, Energy
Audit, Environmental, Fire Life Safety, Maintenance Compliance Audit, O&M Audit, etc.
Implementation:
Enter the type of audit performed.
Database Name
Data Instance
Data Storage
Responsibility
4.10.3.

Text
Audit.Type
One: Per Audit.ExtIndentifier
GSA Database
Equipment Compliance (N)
The equipment compliance data field is used to capture if equipment meets compliance
during an audit. A component can be audited to ensure it meets multiple compliance
regulations. Therefore this field can be duplicated multiple times based on the regulation
that is being audited.
Implementation:
Enter either yes or no if equipment meets compliance per the audit guidelines.
Database Name
Data Instance

Text: Yes or No
Audit.ComponentCompliance
Many: Per Audit.ExtIdentifier (Audit)
125

www.gsa.gov/bim
Data Storage
Responsibility
4.10.4.
GSA Database
Compliance Regulations (N)
This data field is used to capture the GUID cross reference to the code and regulations
section for the regulations being audited (Section 4.13).
Implementation:
Enter the GUID for the regulation or code that is related to the audit.
Database Name
Data Instance
Data Storage
Responsibility
4.10.5.

Text: Time Based 128 Bit Alpha-Numeric Case-Sensitive.
Component.ComplianceRegulation
Many: Per Component.ExtIdentifier (Equipment)
GSA Database
Audit Observation
The audit observation is used to capture the detailed observation about the audit of the
equipment. Example: Equipment has not been inspected per NFPA requirements and
therefore is in violation of fire codes.
Implementation:
Enter the detailed information about observations noted.
126

www.gsa.gov/bim

Database Name
Data Instance
Data Storage
Responsibility
4.10.6.

Text
Audit.Observation
GSA Database
Audit Recommendation
The audit recommendation data field is used to document recommendations determined by

the auditor. Example: Have equipment pressure tested to meet code.
Implementation:
Enter the audit recommendations for the equipment.
Database Name
Data Instance
Data Storage
Responsibility
4.10.7.

Text
Audit.Recommendation
GSA Database
Audit Provider
The audit provider field is used to capture the name of company or organization performing
the audit.
127

www.gsa.gov/bim
Implementation:
Enter name of the company, person, or organization legally responsible for the audit. Do
not use abbreviations or acronyms since they can cause confusion.
Database Name
Data Instance
Data Storage
Responsibility
4.10.8.

Text: Legal company or organization name.
Audit.Provider
One: Per Audit.ExtIdentifier (Audit)
GSA Database
Audit Date
The audit date data field is used to capture the date that the audit was completed.
Implementation:
Enter date that the audit was completed. The format for the date is MM/DD/YYYY.
Database Name
Data Instance
Data Storage
Responsibility
4.10.9.

Date: MM/DD/YYYY
Audit.Date
GSA Database
Audit Document GUID

128

www.gsa.gov/bim
single audit project/document.
Implementation:
Database Name
Data Instance
Data Storage
Responsibility
4.10.10.

Audit.DocumentExtIdentifier
GSA Database
Audit Short Description
Implementation:
Mechanical
Database Name

Text
Audit.DocumentName
129

www.gsa.gov/bim
Data Instance
Data Storage
Responsibility
4.10.11.
One: Per Audit.DocumentExtIdentifier

GSA Database
Audit Document
Implementation:
Database Name
Data Instance
Data Storage
Responsibility
4.11.

Audit.Document
One: Per Audit.DocumentExtIdentifier
GSA Database
Warranty
4.11.1.
Warranty Primary Key
The warranty primary key is a globally unique identifier (GUID) used in software
130

www.gsa.gov/bim

code.
Implementation:
Database Name
Data Instance
Data Storage
Responsibility
4.11.2.

Warranty.ExtIdentifier
One
GSA Database
Warranty Number
The warranty number is the number provided by the warranty provider for the policy.
Implementation:
Enter the number or identification related to the policy for the warranty. Some
manufacturers for basic manufacturer warranties do not have a specific policy number
but base the date on policy registration and installation date. In these instances, the
equipment must be registered with the manufacturer, a confirmation number, and date
obtained from the manufacturer.
Database Name
Data Instance

Text
Warranty.Number
One: Per Warranty.ExtIdentifier
131

www.gsa.gov/bim
Data Storage
Responsibility
4.11.3.
GSA Database
Warranty Provider Name
The warranty provider name data field is used to capture the name of the warranty
provider.
Implementation:
Enter the legal name of the actual company or organization that provides the equipment
warranty. Do not use abbreviations or acronyms since that can cause confusion. Also do
not use the name of a sales person or person of contact for the company since they can
change.
Database Name
Data Instance
Data Storage
Responsibility
4.11.4.

Text: Legal company or organization name
Warranty.ProviderName
GSA Database
Warranty Provider Contact Information
This data field is used to capture the contact information for the warranty provider.
Implementation:
Enter the contact information for the warranty provider. The address and main phone
number for the company should be entered in this field. Do not enter personal sales or
132

www.gsa.gov/bim
contact personnel contact information since their position or information is more likely
to change within the warranty period.
Database Name
Data Instance
Data Storage
Responsibility
4.11.5.

Warranty.ProviderContact
GSA Database
Warranty Installer Name
The warranty installer name is actually a data field that is designed to capture the
company or organization responsible for installation of the equipment. Part of warranty
usage is ensuring that the component is installed correctly per manufacturer
recommendations.
Implementation:
Enter the legal name of the company or organization that installed the equipment. Do
not use abbreviations or acronym since it can lead to confusion.
Database Name
Data Instance
Data Storage
Responsibility

Component.Installer
Many: Per Warranty.ExtIdentifier (Warranty)
GSA Database
133

www.gsa.gov/bim
4.11.6.
Warranty Installer Contact Information
This data field captures and documents the contact information of the company legally
responsible for the installation of the equipment. The address and main phone number for
the company should be entered in this field. Do not enter personal sales or contact
personnel contact information since their position or information is more likely to change.
Implementation:
Enter the warranty installer company contact information. The address and main phone
number for the company should be entered in this field. Do not enter personal sales or
contact personnel contact information since their position or information is more likely
to change within the warranty period.
Database Name
Data Instance
Data Storage
Responsibility
4.11.7.

Text
Component.InstallerContact
Many: Per Warranty.ExtIdentifier (Warranty)
GSA Database
Warranty Start Date
This data field is used to capture the warranty start date.

Implementation:
Enter the exact date on which the warranty starts in the following format: MM/DD/YYYY.
134

www.gsa.gov/bim
Format: MM/DD/YYYY
Database Name
Data Instance
Data Storage
Responsibility
4.11.8.

Date: MM/DD/YYYY
Warranty.StartDate
GSA Database
Warranty End Date
This data field is used to calculate or capture the end date of coverage for the warranty.
Implementation:
Enter the warranty end date in the following format: MM/DD/YYYY.
Database Name
Data Instance
Data Storage
Responsibility
4.11.9.

Date: MM/DD/YYYY
Warranty.EndDate
GSA Database
Extended Warranty Available
The extended warranty available is used to determine if an extended warranty is available

and if it was purchased. There are a significant number of times in which an extended
warranty can be purchased that extends the manufacturer warranty.
135

www.gsa.gov/bim
Implementation:
Enter whether or not an extended warranty is available and if it was purchased for the
equipment per the following field entries:
Yes Purchased
Yes Not Purchased
Not Available
Database Name
Data Instance
Data Storage
Responsibility
4.11.10.

Text: Per NES 4.11.9
Warranty.ExtendStatus
One
GSA Database
Extended Warranty Number
The extended warranty number is the number provided by the warranty provider for the
extended policy.
Implementation:
Enter the number or identification related to the policy for the extended warranty.
Database Name
Data Instance
Data Storage

Text
Warranty.ExtendNumber
One
GSA Database
136

www.gsa.gov/bim
Responsibility
4.11.11.

Extended Warranty Provider Name
The extended warranty provider name data field is used to capture the name of the
warranty provider.
Implementation:
Enter the legal name of the actual company or organization that provides the equipment
extended warranty. Do not use abbreviations or acronyms since that can cause
confusion.
Database Name
Data Instance
Data Storage
Responsibility
4.11.12.

Warranty.ExtendProvider
One
GSA Database
Extended Warranty Start Date
This data field is used to capture the extended warranty start date.
Implementation:
Enter the extended warranty start date in the following format: MM/DD/YYYY.

137

www.gsa.gov/bim

Database Name
Data Instance
Data Storage
Responsibility
4.11.13.
Date: MM/DD/YYYY
Warranty.ExtendStartDate
One
GSA Database
Extended Warranty End Date
This data field is used to calculate or capture the end date of coverage for the extended
warranty.
Implementation:
Enter the extended warranty end date in the following format: MM/DD/YYYY.
Database Name
Data Instance
Data Storage
Responsibility
4.11.14.

Date: MM/DD/YYYY
WarrantyExtendEndDate
One
GSA Database
Substantial Completion Date
Per Federal Acquisition Regulations (FAR) contractors are required to provide a 1-year
contractor warranty that starts at the substantial completion date. Therefore, it is very
important to ensure the substantial completion date is captured to determine warranty
applicability.
Implementation:
138

www.gsa.gov/bim
Enter the substantial completion date in the following format: MM/DD/YYYY.

Database Name
Data Instance
Data Storage
Responsibility
4.11.15.

Date: MM/DD/YYYY
Warranty.SubstantialCompletion.Date
One
GSA Database
Warranty Document GUID
single warranty document.
Implementation:
Database Name
Data Instance
Data Storage
Responsibility
4.11.16.

Warranty.DocumentExtIdentifier
One
GSA Database
Warranty Short Description

139

www.gsa.gov/bim
Implementation:
Mechanical
Database Name
Data Instance
Data Storage
Responsibility
4.11.17.

Text
Warranty.DocumentName
One: Per Warranty.DocumentExtIdentifier
GSA Database
Warranty Document
Implementation:
Database Name
Data Instance

Warranty.Document
140

www.gsa.gov/bim
Data Storage
Responsibility
4.11.18.
GSA Database
Extended Warranty Document GUID
single extended warranty document.
Implementation:
Database Name
Data Instance
Data Storage
Responsibility
4.11.19.

ExtWarranty.DocumentExtIdentifier
One
GSA Database
Extended Warranty Short Description
Implementation:
Mechanical
141

www.gsa.gov/bim

Database Name
Data Instance
Data Storage
Responsibility
4.11.20.

Text
ExtWarranty.DocumentName
One: Per ExtWarranty.DocumentExtIdentifier
GSA Database
Extended Warranty Document
Implementation:
Database Name
Data Instance
Data Storage
Responsibility

ExtWarranty.Document
GSA Database
142

www.gsa.gov/bim
4.12.
Operation Documents
The following operation documents have similar data fields:
A GUID field that is the primary key globally unique identifier (GUID) used in software
code. An operation manual for a Company XYZ Air Handler can be linked to the multiple air
handlers in the facility.
A short description data field that allows the provider to submit short description of the
document for improved operational usage.
The document itself in DOC, DOCX, or PDF format. The document file name should be in an
easy to understand format: DC1234 Fire Safety Inspection.docx, DC1234 Trane AHU Warranty
2010-12-12.pdf, D1234 Commissioning 2011-01-15.docx
A video data field that allows the database to link or capture a video file.
The operation documents should be compiled on a file server.
Normal Operation GUID

Normal Operation Short Description
Normal Operation Document
Normal Operation Video
Operator Prestart Procedure GUID
Operator Prestart Procedure Short Description
Operator Prestart Procedure Document
Operator Prestart Procedure Video
Operator Startup Procedure GUID
Operator Startup Procedure Short Description
Operator Startup Procedure Document
Operator Startup Procedure Video
Operator Shutdown Procedure GUID
Operator Shutdown Procedure Short Description
143

www.gsa.gov/bim
Operator Shutdown Procedure Document

Operator Shutdown Procedure Video
Operator Post Shutdown Procedure GUID
Operator Post Shutdown Procedure Short Description
Operator Post Shutdown Procedure Document
Operator Post Shutdown Procedure Video
Emergency Operations GUID
Emergency Operations Short Description
Emergency Operations Document
Emergency Operations Video
Maintenance and Troubleshooting Documents
Wiring Control Diagrams GUID
Wiring Control Diagrams Short Description
Wiring Control Diagrams Document
Wiring Control Diagrams Video
Removal and replacement instructions GUID
Removal and Replacement Instructions Short Description
Removal and Replacement Instructions Document
Removal and Replacement Instructions Video
Cleaning Requirements GUID
Cleaning Requirements Short Description
Cleaning Requirements Document
Cleaning Requirements Video
Lubrication Data GUID
Lubrication Data Short Description
Lubrication Data Document
Lubrication Data Video
Spare Parts List GUID
Spare Parts List Short Description
Spare Parts List Document
Spare Parts List Video
144

www.gsa.gov/bim
Special Tools List GUID

Special Tools List Short Description
Special Tools List Document
Special Tools List Video
Troubleshooting Guide GUID
Troubleshooting Guide Short Description
Troubleshooting Guide Document
Troubleshooting Guide Video
Product Cut Sheet GUID
Product Cut Sheet Document
Certificate GUID
Certificate Date
Certificate Short Description
Certificate Document
Training Documents
Training Materials GUID
Training Materials Short Description
Training Materials Document
Training Materials Video
Condition Documents
Environmental Conditions GUID
Environmental Conditions Short Description
Environmental Conditions Document
Environmental Conditions Video
Hazardous Material GUID
Hazardous Material Short Description
MSDS Data Sheet Document
Safety Precautions GUID
Safety Precautions Short Description
Safety Precaution Document
145

www.gsa.gov/bim
4.13.
Code and Regulations
The code and regulation data fields are used to capture the related codes and regulations
required to be enforced for each piece of equipment. The codes and regulations can be
maintained in a separate database and, because a GUID is used, they can be linked to the
equipment while reducing the repetition of data. Example: NFPA standard linked to each fire
extinguisher, Energy Independence and Security Act of 2007 linked to each advanced remote
utility meter, or ASHRAE standard linked to a restroom exhaust fan ductwork.
This data is vital to ensuring that facility managers have immediate access to all of the codes
and regulations related to installed equipment.
A significant amount of this information is predetermined during design construction to ensure
the facility meets federal, state, and local standards. This is the optimum point to capture this
data.
Note: At some point GSA will have a large portion of the federal, state, and local codes links in
their database and will start replicating data. At the point that the code and regulation
standards are substantially complete, GSA should provide the reference library that the
contractor would use versus regeneration per project.
4.13.1.
Federal Code
4.13.1.1. Federal Code GUID

The Federal Code GUID is a globally unique identifier (GUID) used in software
software application usage only and is not meant to be a user
Implementation:
146

www.gsa.gov/bim
The GUID can be self developed by the software package or by using a GUID
generator.
Database Name
Data Instance
Data Storage
Responsibility

FederalCode.ExtIdentifier
One: Per Regulation
GSA Database
4.13.1.2. Federal Code Title

The federal code title data field is used to capture the legal title of the code or
regulation. Example: Clean Water Act, Energy Independence and Security Act of 2007,
etc
Implementation:
Enter the legal full title of the code. Abbreviations and acronyms should be avoided
to prevent confusion.
Database Name
Data Instance
Data Storage
Responsibility

Text: Legal title
FederalCode.Title
One: Per FederalCode.ExtIdentifier
GSA Database
4.13.1.3. Federal Code Identification

147

www.gsa.gov/bim
The federal code identification data field is used to capture the direct code
designation or section. Example: EISA 2007 434(b), 10CFR50.65.
Implementation:
Enter the legal designation for section or area of code per the regulation. Format of
the information should be in accordance with the regulation or code being stated.
Database Name
Data Instance
Data Storage
Responsibility

Text
FederalCode.ID
Many: Per FederalCode.ExtIdentifier
GSA Database
4.13.1.4. Federal Code Description

This data field is used to capture a brief description of the section or portion of the
related code being identified. For example: Advanced Metering or Maintenance Rule.
Implementation:
Enter a brief description of the section or code for the related section identified.
Database Name
Data Instance
Data Storage

Text
FederalCode.Description
One: Per FederalCode.ID
GSA Database
148

www.gsa.gov/bim
Responsibility

4.13.1.5. Federal Code Governing Entity

This data field is use to capture the name of the agency or organization that is
responsible for the interpretation and governance of the related code. Example: DOE,
NRC.
Implementation:
Enter the name or approved government acronym of the agency or organization
responsible for the governance of the regulation.
Database Name
Data Instance
Data Storage
Responsibility

Text
FederalCode.Governance
Many: Per FederalCode.ID
GSA Database
4.13.1.6. Federal Code Document

Implementation:
Attach a copy of the code or regulation in DOC, DOCX, or PDF format.
Database Name

DOC, DOCX, or PDF
FederalCode.Document
149

www.gsa.gov/bim
Data Instance
Data Storage
Responsibility
4.13.2.
One: Per FederalCode.ExtIdentifier

GSA Database
State and Local Code and Regulation
4.13.2.1. State Code GUID

The State Code GUID is a globally unique identifier (GUID) used in software
Implementation:
generator.
Database Name
Data Instance
Data Storage
Responsibility

StateCode.ExtIdentifier
One: Per Code
GSA Database
4.13.2.2. State Code Title

The state code title data field is used to capture the legal title of the code or
regulation. Example: Virginia Maintenance Code Part III of the Virginia Uniform
Statewide Building Code.
150

www.gsa.gov/bim
Implementation:
Database Name
Data Instance
Data Storage
Responsibility

Text
StateCode.Title
One: Per StateCode.ExtIdentifier
GSA Database
4.13.2.3. State Code Identification

The state code identification data field is used to capture the direct code designation
or section. Example: Section 402.1, Section 404.4.4.
Implementation:
Database Name
Data Instance
Data Storage
Responsibility

Text
StateCode.ID
Many: Per StateCode.ExtIdentifier
GSA Database
151

www.gsa.gov/bim
4.13.2.4. State Code Description

related code being identified. For example: Light Habitable Space, Prohibited
Occupancy.
Implementation:
Database Name
Data Instance
Data Storage
Responsibility

Text
StateCode.Description
One: Per StateCode.ID
GSA Database
4.13.2.5. State Code Governing Entity

responsible for the interpretation and governance of the related code. Example:
Virginia Local Governing Body.
Implementation:

152

www.gsa.gov/bim

Database Name
Data Instance
Data Storage
Responsibility
Text
StateCode.Governance
Many: Per StateCode.ID
GSA Database
4.13.2.6. State Code Document

Implementation:
Database Name
Data Instance
Data Storage
Responsibility
4.13.3.

DOC, DOCX, or PDF
StateCode.Document
GSA Database
Industry Code and Regulation
4.13.3.1. Industry Code GUID

The Industry Code GUID is a globally unique identifier (GUID) used in software
Implementation:
153

www.gsa.gov/bim
generator.
Database Name
Data Instance
Data Storage
Responsibility

IndustryCode.ExtIdentifier
One: Per Code
GSA Database
4.13.3.2. Industry Code Title

The industry code title data field is used to capture the legal title of the code or
regulation. Example: National Fire Protection Association Code.
Implementation:
Database Name
Data Instance
Data Storage
Responsibility

Text
IndustryCode.Title
One: Per IndustryCode.ExtIdentifier
GSA Database
4.13.3.3. Industry Code Identification
154

www.gsa.gov/bim
The industry code identification data field is used to capture the direct code
designation or section. Example: NFPA 71 1.1.1, or ASHRAE STD 55.
Implementation:
Database Name
Data Instance
Data Storage
Responsibility

Text
IndustryCode.ID
Many: Per IndustryCode.ExtIdentifier
GSA Database
4.13.3.4. Industry Code Description

related code being identified. For example: Fire Electrical Testing or Environmental
Temperature.
Implementation:
Database Name
Data Instance
Data Storage

Text
IndustryCode.Description
One: Per IndustryCode.ID
GSA Database
155

www.gsa.gov/bim
Responsibility

4.13.3.5. Industry Code Governing Entity

responsible for the interpretation and governance of the related code. Example:
NFPA, ASHRAE.
Implementation:
Database Name
Data Instance
Data Storage
Responsibility

Text
IndustryCode.Governance
Many: Per IndustryCode.ID
GSA Database
4.13.3.6. Industry Code Document

Implementation:
Database Name

DOC, DOCX, or PDF
StateCode.Document
156

www.gsa.gov/bim
Data Instance
Data Storage
Responsibility

GSA Database
157
Section 05
Equipment Identification
GSA
National
Equipment
Standard
www.gsa.gov/bim

www.gsa.gov/bim
Section 5: Equipment Identification

Equipment identification conventions are the abbreviated identification standards used on blueprints,
equipment tags, lock-out tag-outs, and the short hand used to identify specific instances of
equipment. It is very important to properly identify equipment to ensure continuity of operations
during emergency operations, power outages, and when unable to connect to computer-based
inventory systems. A technician, when tasked with shutting off equipment in the field, needs to be
able to ensure they are working in the right building and on the correct equipment. For example:
Shutting off pump tagged DC0000-P-001 versus the pump next to it tagged DC0000-P-002.
GSA shall use the following equipment data fields per section 4 for equipment identification:
Facility Number (4.2.5)
Equipment Acronym (4.6.6)
Equipment Sequence Number (4.6.7)
The designation of data fields and their usage and order in this section are used to define the
equipment identification composite (4.6.8) standard.
5.1.
Equipment Identification Formats:
5.1.1. Standard Equipment Identification

Equipment identification is to be a composite of three equipment database fields. The
database fields are: Facility number, equipment acronym, and equipment sequence number.
All equipment is to be identified via this method with the exception of electrical distribution
components that require enhanced identification.
Facility Number-Equipment Acronym-Equipment Sequence Number
DC0000-AHU-001
5.1.2. Enhanced Equipment Identification
159

www.gsa.gov/bim
The enhanced equipment identification standard is developed using the assembly/sub-assembly

relationship based on record drawings. Equipment assembly/sub assembly relationship (4.6.15)
data field is defined per section 4. The identification for each component contains the
identification of the immediate preceding assembly/sub-assembly or system component in-line.
The enhanced equipment identification is to be used for all electrical distribution components.
The preceding component identification used is the major component that supplies electrical
power to the equipment being identified.
Facility Number-Equipment Acronym (Parent)-Equipment Sequence Number (Parent)Equipment Acronym-Equipment Sequence Number
DC0000-FDR-52A1-SWGR-B2
The advantage to this method is the ability for the technician to troubleshoot in the field
without having to refer back to a database.
Example: A technician has lost lighting in room 4131. Dispatch has radioed to him that the
room is powered from DC0000-EPB-001-CB-01. Due to the identification schema, the
technician understands that circuit breaker (CB-01) is on electrical panel EPB-001. Because
the electrical panel is labeled DC0000-XFMR-23-EPB-001, if the technician finds that the
breaker is closed with no faults, the technician knows to go to the supplying transformer
(XFMR-23) to check for power. When the technician gets to the transformer, it is
determined that the transformer DC0000-MCC-003-XFMR-23 has no power. The technician
then has the information to go to motor control center (MCC-003). Upon arriving at the
motor control center, the technician observes that circuit breaker (DC0000-MCC-003-CB-03)
is trip free. This example shows that the technician could literally follow the labeling
160

www.gsa.gov/bim
schema back to the feeder that supplies power to that electrical panel. Conversely, if a
facility lost a feeder, they could determine all of the electrical components affected. This
ability provides significant positive impact and cost savings to facility operations.
161
Section 06
Equipment Tag

www.gsa.gov/bim

www.gsa.gov/bim
Section 6: Equipment Tag

Equipment identification conventions are the abbreviated identification standards used on blueprint
and equipment
6.1.
Equipment tags shall be made of a durable material that corresponds with the conditions and
environment in which the tag will be placed.
All tag information will conform to the standards applicable to this GSA National Equipment
Standard.
Tag information has to be approved by GSA.
Personnel are responsible for identifying lost, incorrectly labeled, unreadable, or damaged tags
and notifying the proper personnel for replacement tags.
6.2.
Guidelines:
Tag Placement:
Tags should be place on or near the component being identified in a manner that clearly
associates the tag with the respective component.
Tags should be permanently attached to the component in a way that will not interfere with
the normal operational use or testing of the component (e.g., attached to the yoke of the
valve, not to a removable part of the valve such as the hand wheel).
Valves operated by reach rods or chains, or other remotely operated components, should have
an additional tag installed at the operating device.
Tags for chain operators should be attached to a small piece of tubing (PVC) through which the
chain passes to ensure the label always remains at the bottom of the chain loop.
Tags that cover a group of equipment, for example 01-50 fire detectors in a room, the tag
should be place in an area that conforms to the following:
163

www.gsa.gov/bim
Tag shall be placed in an area that reduces the chance of tampering.

Tag shall be placed in a common location, such as beside the main door to the area.
Tags should be readable from the normal operating location or position (i.e., an operator
should have to manipulate the tag to read it, label should be facing out).
If a new tag cannot be immediately provided, a temporary label should be installed until a
correct permanent label can be obtained.
6.3.
Required Equipment Tag Information:
Equipment tags shall, at a minimum, include the following information, if it exists, from the
national equipment standard database data fields (See Figure):
GSA Logo
Space Identification Composite (4.5.6)
Equipment Identification Composite (1) (4.6.8) for the electrical power supply
component based off of Equipment Power Supply (4.6.12)
Equipment Zone Description (4.4.4)
164

www.gsa.gov/bim
Equipment Identification Composite (4.6.8)

Equipment Operation Nomenclature (4.6.5)
OmniClass Table 23 Description (4.6.4)
Equipment System Relationship (4.6.13)
Equipment Status (4.6.25)/Equipment Failure Status (4.6.26)
Dot Matrix barcode (ISO/IEC 16022) and/or RFID: Encoded using the data field
Equipment Primary Key (4.6.2)
Equipment Tag Examples:
165
Section 07
Contracts

www.gsa.gov/bim

www.gsa.gov/bim
Section 7: Contracts
This section was developed to provide a checklist of information to remember to include when
specifying contracts for equipment inventories in multiple types of projects. As with any contract,
other sections of this guide should be included in the contract, such as definition and data fields.
Refer to the GSA website for samples of contracts. Including the actual contract language in this
document would have made this document significantly larger than it already is.
7.1.
New Construction/Renovation
7.1.1. Contract language and usage shall be in accordance with the Office of Design
Construction and the BIM Guide Series.
7.2.
Existing Building O&M Contract Renewal
O&M contract renewal period is the most opportune time to capture equipment inventories for
existing buildings. Component-level is the preferred level because of the impact that an
accurate inventory has on the facility. Include the following in the contract:
7.2.1. Use the National Approved O&M Boilerplate.
7.2.2. Ensure definitions per section 2 of this guide are included.
7.2.3. Select the data fields and points required per attachment-01, ensure that they are
specified in the solicitation.
7.2.4. Specify use of this guide and GSA-developed software or guidance on capturing
equipment inventories in the correct format. It is important to ensure that the product is
delivered in a correct format that allows the data to be transferred to the software
packages that need the information.
7.2.5. Important to ensure all required disciplines are specified in contracts. For example:
mechanical, electrical, historical preservation, food services inventories. This is because
O&M contractors have a tendency to assume that their bid is on only that equipment for
which they are responsible: mechanical, electrical, etc
Section 7: Contract Language
167

www.gsa.gov/bim
7.2.6. Level of effort and expectation is important: Will they be going above ceiling tile and
investigating interstitial space, etc.
7.2.7. Level of detail is important: Some of the data or all of the data fields.
7.2.8. Type of inventory is important: preventive maintenance inventory, non preventive
maintenance inventory, component-level inventory, etc.
7.3.
Existing Building Equipment Inventory Contract
Third party equipment inventory contracts can be anything from having an independent
company inventory the facility to including the inventory in a commissioning project or
maintenance review audit.
Third party inventories are very important to include in contracts for the performance of 3-D
BIM Scan of an existing facility. The scan will not identify the equipment or its information and
it is typically less expensive to have professionals trained in equipment capture to tag the
information to the scan versus having to train A/E and BIM experts.
Equipment inventories captured by third party, non-invested contractors are highly
recommended versus using existing O&M contractors because it provides an extra set of
independent information on the facility. For example: An O&M contractor might be hesitant in
reporting that the condition of a piece of equipment is poor, considering they have been
maintaining that equipment for years.
7.3.1. Ensure definitions per section 2 of this guide are included.
7.3.2. Select the data fields and points required per attachment-01, ensure that they are
specified in the solicitation.
7.3.3. Specify use of this guide and GSA-developed software or guidance on capturing
equipment inventories in the correct format. It is important to ensure that the product is
delivered in a correct format that allows the data to be transferred to the software
packages that need the information.
168

www.gsa.gov/bim
7.3.4. Important to ensure all required disciplines are specified in contracts. For example:
mechanical, electrical, historical preservation, and food services inventories.
7.3.5. Level of effort and expectation is important: Will they be going above ceiling tile and
investigating interstitial space, etc.
7.3.6. Level of detail is important: Some of the data or all of the data fields.
7.3.7. Type of inventory is important: preventive maintenance inventory, non preventive
maintenance inventory, component-level inventory, etc.
7.4.
Existing Building Project
The NES Guide should be included and followed for all projects that include equipment.
Projects and O&M are the critical functions in facility management that will ensure that
equipment inventories are updated and maintained accurately. Accurate and up-to-date
equipment inventories are vital to the proper operation and future renovation of facilities.
169
Section 08:
Technology

www.gsa.gov/bim

www.gsa.gov/bim
Section 8: technology
Because equipment data has a significant impact on a vast number of software programs and there are
multiple methods to capture equipment data, this section is reserved for describing the various
technologies.
8.1.
Technology Requirements
8.1.1. COBie files per Whole Building Design Requirements.

8.1.2. Database files to be compatible with the GSA database designated in the contract.
8.2.
Technology Recommendations
8.2.1. Equipment Inventory Capture:

Currently there is not a software program designed to capture equipment inventory per this
guidance. Most inventories for existing buildings are done in excel and with paper and pen.
If a software program is developed, it is recommended that the software meet some
fundamental requirements:
Web-based application.
Able to import and export COBie/SPie and other IFC formats.
Database fields match this guidance field names.
Reference tables in software confirm as closely to industry standard formats such
that updates to standards can be easily incorporated.
Method to track equipment and information not found in current standards to enable
GSA to assist in improving the standards.
Approval process for equipment submission and editing of data.
Section 8: Technology
171
09:
MatrixImplementation
guidance
StandardGSA National Equipment

Standard
gsa.gov/bim

www.gsa.gov/bim
Section 9: Implementation Guidance

This section provides implementation guidance to GSA facility management and inventory teams.
Teams are also encouraged to read the GSA BIM Guide Series 01 Overview which further provides
guidance on implementing 3D-4D-BIM technologies.
9.1.
Identifying Opportunities
Meet with Regional Facility Managers to discuss the level of use of equipment inventories that
currently exists within the facility, establish data requirements and process, establish data capture
method for the facility, and determine roles and responsibilities.
9.2.
Developing an Equipment Execution Plan
Once the project team members have been established, GSA should require an equipment execution
plan.
Equipment execution plan should highlight the following:
What level of equipment inventory will be captured?
What data fields will be required?
Who will be responsible for capturing the data?
Who will be responsible for review? Are there software packages available for automatic review?
What information will be transferred to downstream applications? What information will reside
only in the database model?
How will updates be handled?
9.3.
Pilot Inventory Implementation Studies
Pilot inventory projects are important aspect of refining implementation, improvement of guidance,
and data points. Some important data points to consider are:
Capture cost of operations and maintenance for a facility with no accurate or digital equipment
inventory to compare to projected cost of O&M with an updated data.
Capture actual cost of a 3rd party contractor performance of facility inventory using this guidance
per gross square footage and type of facility.
173

www.gsa.gov/bim
Capture curtailment plans for a facility with no accurate inventory versus the level of curtailment
change with a completed inventory to project energy savings.
Cost of and lessons learned for implementation on small projects.
Recently commissioned facilities: equipment inventory tracking and maintenance prior to capture
of accurate inventory versus an accurate inventory. Is equipment missing pre- versus postinventory and what is projected failure of equipment missed?
Sustainability or energy project pre- and postinventory using guidance and what equipment was
missed?
O&M contract pre- and post- inventories per this guidance and what is the delta of cost changes
versus missed maintenance?
174
Section
10:Section
Equipment Data
GSA
National
Equipment
www.gsa.gov/bimwww.

www.gsa.gov/bim
Section 10: Equipment Data Matrix

This section provides a matrix of all of the equipment data points per this standard. Included in the
matrix are the marked (X) data fields required per new construction (NC) or existing building (EB).
This matrix allows the user to include a comprehensive listing of data fields in their contract or to be
used during negotiations.
Complex Data
Synonym Name
Database Links
Complex Primary Key
Complex Data Fields
Complex Plot
Complex Number
Complex Name
Complex Address
Complex City
Complex State
Complex Zip
Facility Data
Synonym Name
Database Links
Facility Primary Key
Facility Data Fields
Facility Owner
Facility Designation
Facility Location Organization Code
Facility Number
Facility Name
Organization Facility Name
Facility Address
Facility City
Facility State
Facility Zip
Country
Database Field Name:
4.1.1
4.1.2
4.1.3
4.1.4
4.1.5
4.1.6
4.1.7
4.1.8
Facility.SiteName
Facility.SiteLongName
Facility.SiteAddress.AddressLine
Facility.SiteTown
Facility.SiteRegion
Facility.SitePostalCode
X
X
X
X
X
X
X
X
X
X
X
X
NES
4.2.1
4.2.2
4.2.3
4.2.4
4.2.5
4.2.6
4.2.7
4.2.8
4.2.9
4.2.10
4.2.11
4.2.12
Facility.Owner
Facility.Designation
Facility.LocationOrgCode
Facility.Name
Facility.LongName1
Facility.LongName2
Facility.AddressLine
Facility.Town
Facility.State
Facility.PostalCode
Facility.Country
Responsibility
Required
NC
EB
NES
Responsibility
Required
NC
EB
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
Format
Format
Comment
Format

www.gsa.gov/bim
Facility Priority
Tenant Data
Synonym Name
Database Links
Tenant Primary Key
Tenant Data Fields
Tenant Name
Tenant Organization Name
Tenant Department Name
Tenant Code
Zone Data
Synonym Name
Database Links
Facility Zone Primary Key
Facility Zone Description
Equipment Zone Primary Key
Equipment Zone Description
Space Data
Synonym Name
Database Links
Space Primary Key
Space Data Fields
Floor Number
Blueprint Room Number
Organization Room Number
Space Description
Space Identification Composite
Space Priority
4.2.13
Facility.Priority
Responsibility
Required
NC
EB
NES
4.3.1
Tenant.Identifier
4.3.2
4.3.3
4.3.4
4.3.5
Tenant.Name
Tenant.OrgName
Tenant.DeptName
Tenant.Code
X
X
NES
4.4.1
4.4.2
4.4.3
4.4.4
Facility.ZoneIdentifier
Facility.ZoneName
Compoment.ZoneIdentifier
Comonent.ZoneName
NES
4.5.1
Space.ExtFacilityIdentifier
4.5.2
4.5.3
4.5.4
4.5.5
4.5.6
Space.FloorName
Space.Name
Space.RoomTag
Space.Description
Space.Name + Space.RoomTag +
Space.Description
X
X
X
X
X
X
X
4.5.7
Space.Priority
Responsibility
Required
NC
EB
Format
Format
Format
Format
Format
Format
X
X
X
X
Responsibility
Required
NC
EB

www.gsa.gov/bim
Equipment Data
Synonym Name
Database Links
BIM Equipment Object Primary Key
Equipment Primary Key
Equipment Attributes
OmniClass Table 23 Number
OmniClass Table 23 Description
Equipment Operation Nomenclature
Equipment Acronym
Equipment Sequence
Equipment Identification Composite
Previous Equipment Identification
Previous Equipment Primary Key
Equipment Organization Asset
Number
Equipment Power Supply
Equipment System Relationship
Equipment System Category
Equipment Assembly/Sub Assembly
Equipment Control relationship
Equipment Alarm Relationship
Equipment Indication Relationship
Equipment Failure Impact
Relationship
Equipment Priority
Equipment COOP
Equipment Owner
Equipment Curtailment
Equipment Operation Level
Equipment Status
Equipment Failure Status
Equipment Data
Synonym Name
Minimum Required Equipment
Specifications
Responsibility
Required
NC
EB
NES
4.6.1
4.6.2
Component.ModelObjectIdentifier
Component.ExtIdentifier
X
X
4.6.3
4.6.4
4.6.5
4.6.6
4.6.7
4.6.8
4.6.9
4.6.10
4.6.11
Component.Category
Component.Type.Name
Component.Type.Description
Component.Acronym
Component.AssetIdentifier
Component.CompositeID
Component.PreviousID
Component.Previous.ExtIdentifier
Component.OrgExtIdentifier
X
X
X
X
X
X
X
X
X
X
4.6.12
4.6.13
4.6.14
4.6.15
Component.ElectricPower
System.Name
System.Category
Component.SubAssembly.ExtIdentifier
X
X
X
X
4.6.16
4.6.17
4.6.18
4.6.19
Component.Control.ExtIdentifier
Component.Alarm.ExtIdentifier
Component.Indication.ExtIdentifier
Component.Failure.ExtIdentifier
4.6.20
4.6.21
4.6.22
4.6.23
4.6.24
4.6.25
4.6.26
Component.Priority
Component.COOP
Component.Owner
Component.Curtailment
Component.OpsCode
Component.Status
Component.FailureStatus
NES
X
X
Responsibility
Format
Format
X
X
Required
NC
EB
Format
Format

www.gsa.gov/bim
Equipment Manufacturer
Equipment Manufactured Date
Equipment Manufacturer Shelf Life
Equipment Model Name
Equipment Model Number
Equipment Serial Number
Equipment Installation Cost
Product Specific Required
Specifications
Equipment Specifications
(Spie Defined)
Job Tasks
Synonym Name
Database Links
Job Task Primary Key
Job Task Data Fields
Job Task Type
Job Task Name
Job Task Status
Job Task Status Related Cause
Job Task Guide
Job Task Sequence Number
Job Task Identification Composite
Job Task Performer
Job Task Frequency
Job Task Frequency Units
Job Task Inspection Percentage
Job Task Season
Job Task Start Date
Job Task Time Standard
Job Task Time Standard Units
Commissioning Data
Synonym Name
4.6.27.1
4.6.27.2
4.6.27.3
4.6.27.4
4.6.27.5
4.6.27.6
4.6.27.7
4.6.28
Type.Manufacturer
Type.ManufacturerDate
Type.ManufacturerShelfLife
Type.ModelName
Type.ModelNumber
Type.SerialNumber
Type.EquipmentInstallationCost
Type.Parameter Various
X
X
X
X
X
X
Classification Parameters
Design Parameters
Complete SPie Data
Package
Responsibility
Required
NC
EB
NES
4.7.1
Job.ExtIdentifier
4.7.2
4.7.3
4.7.4
4.7.5
4.7.6
4.7.7
4.7.8
4.7.9
4.7.10
4.7.11
4.7.12
4.7.13
4.7.14
4.7.15
4.7.16
Job.Category
Job.Name
Job.Status
Job.StatusDescription
Job.Guide
Job.TaskNumber
Job.CompositeID
Job.ResponsiblePerformer
Job.Frequency
Job.FrequencyUnit
Job.InspectionPercent
Job.TaskSeason
Job.Start
Job.Duration
Job.DurationUnits
X
X
X
X
X
X
X
X
X
X
X
X
NES
Responsibility
Required
NC
EB
Format
Format
Format
Format

www.gsa.gov/bim
Database Links
Commissioning Primary Key
Condition Assessment Data
Commission Provider
Commission Date
Commission Observation
Commission Recommendation
Commissioning Document GUID
Commissioning Short Description
Commissioning Document
Condition Data
Synonym Name
Database Links
Condition Assessment Primary Key
Condition Assessment Data
Equipment Installed Date
Equipment Life Expectancy
Equipment Age
Equipment Life Remaining
Equipment Purchased Condition
Equipment Condition
Equipment Condition Related Cause
Equipment Life Used
Condition Observation
Condition Recommendation
Condition Assessment Provider
Condition Assessment Date
GUID
Condition Assessment Short
Description
Audit and Inspection Data
Synonym Name
Database Links
4.8.1
Commission.ExtIdentifier
4.8.2
4.8.3
4.8.4
4.8.5
4.8.6
4.8.7
4.8.8
Commission.Provider
Commission.Date
Commission.Observation
Commission.Recommendation
Commission.DocumentExtIdentifier
Commission.DocumentName
Commission.Document
X
X
NES
4.9.1
Condition.ExtIdentifier
4.9.2
4.9.3
4.9.4
4.9.5
4.9.6
4.9.7
4.9.8
4.9.9
4.9.10
4.9.11
4.9.12
4.9.13
4.9.14
Component.InstallDate
Component.LifeExpectance
Component.Age
Component.LifeRemaining
Component.PurchaseCondition
Component.Condition
Component.ConditionCause
Component.LifeUsed
Condition.Observation
Condition.Recommendation
Condition.Provider
Condition.Date
Condition.DocumentExtIdentifier
4.9.15
Condition.DocumentName
4.9.16
Condition.Document
NES
X
X
X
Responsibility
Required
NC
EB
Format
Format
Format
Format
Responsibility
Required
NC
EB

www.gsa.gov/bim
Audit Primary Key

Audit and Inspection Data
Audit Type
Equipment Compliance
Compliance Regulations
Audit Observation
Audit Recommendation
Audit Provider
Audit Date
Audit Document GUID
Audit Short Description
Audit Document
Warranty
Synonym Name
Database Links
Warranty Primary Key
Warranty Data Fields
Warranty Number
Warranty Provider Name
Warranty Provider Contact
Information
Warranty Installer Name
Warranty Installer Contact
Information
Warranty Start Date
Warranty End Date
Extended Warranty Available
Extended Warranty Number
Extended Warranty Provider Name
Extended Warranty Start Date
Extended Warranty End Date
Substantial Completion Date
Warranty Document GUID
Warranty Short Description
Warranty Document
4.10.1
Audit.ExtIndentifier
4.10.2
4.10.3
4.10.4
4.10.5
4.10.6
4.10.7
4.10.8
4.10.9
4.10.10
4.10.11
Audit.Type
Audit.ComponentCompliance
Component.ComplianceRegulation
Audit.Observation
Audit.Recommendation
Audit.Provider
Audit.Date
Audit.Document
Responsibility
Required
NC
EB
NES
4.11.1
Warranty.ExtIdentifier
4.11.2
4.11.3
4.11.4
Warranty.Number
Warranty.ProviderName
Warranty.ProviderContact
X
X
X
4.11.5
4.11.6
Component.Installer
Component.InstallerContact
X
X
4.11.7
4.11.8
4.11.9
4.11.10
4.11.11
4.11.12
4.11.13
4.11.14
Warranty.StartDate
Warranty.EndDate
Warranty.ExtendStatus
Warranty.ExtendNumber
Warranty.ExtendProvider
Warranty.ExtendStartDate
WarrantyExtendEndDate
Warranty.SubstantialCompletion.Date
X
X
X
X
X
X
X
X
4.11.15
4.11.16
4.11.17
Warranty.DocumentExtIdentifier
Warranty.DocumentName
Warranty.Document
X
X
X
Format
Format
UFGS Data Packages

1,2,3,4,5

www.gsa.gov/bim

GUID
Extended Warranty Short
Description
Code and Regulations

Synonym Name
Federal Code and Regulation
Documents
4.11.18
ExtWarranty.DocumentExtIdentifier
4.11.19
ExtWarranty.DocumentName
4.11.20
ExtWarranty.Document
NES
4.13.1
Federal Code GUID

Federal Code Title
Federal Code Identification
Federal Code Description
Federal Code Governing Entity
Federal Code Document
State and Local Code and
Regulation Documents
4.13.1.1
4.13.1.2
4.13.1.3
4.13.1.4
4.13.1.5
4.13.1.6
4.13.2
FederalCode.ExtIdentifier
FederalCode.Title
FederalCode.ID
FederalCode.Description
FederalCode.Governance
FederalCode.Document
State Code GUID

State Code Title
State Code Identification
State Code Description
State Code Governing Entity
State Code Document
Industry Code and Regulation
Documents
4.13.2.1
4.13.2.2
4.13.2.3
4.13.2.4
4.13.2.5
4.13.2.6
4.13.3
StateCode.ExtIdentifier
StateCode.Title
StateCode.ID
StateCode.Description
StateCode.Governance
StateCode.Document
Industry Code GUID

Industry Code Title
Industry Code Identification
Industry Code Description
Industry Code Governing Entity
Industry Code Document
4.13.3.1
4.13.3.2
4.13.3.3
4.13.3.4
4.13.3.5
4.13.3.6
IndustryCode.ExtIdentifier
IndustryCode.Title
IndustryCode.ID
IndustryCode.Description
IndustryCode.Governance
IndustryCode.Document
Operations Documents
Synonym Name
Operating Documents
Normal Operation GUID
NES
4.12
Operation.DocumentExtIdentifier
UFGS Data Packages

1,2,3,4,5
Responsibility
Required
NC
EB
Format
Format
Responsibility
Required
NC
EB
Format
Format
UFGS Data Packages

www.gsa.gov/bim
2,3,4,5
Normal Operation Short Description
Normal Operation Document
Normal Operation Video
Operator Prestart Procedure GUID
Operator Prestart Procedure Short
Description
4.12
4.12
4.12
4.12
4.12
Operation.DocumentName
Operation.Document
Operation.Video
Prestart.DocumentExtIdentifier
Prestart.DocumentName
Operator Prestart Procedure

Document
Operator Prestart Procedure Video
Operator Startup Procedure GUID
Operator Startup Procedure Short
Description
4.12
Prestart.Document
4.12
4.12
4.12
Prestart.Video
Startup.DocumentExtIdentifier
Startup.DocumentName
Operator Startup Procedure

Document
Operator Startup Procedure Video
Operator Shutdown Procedure GUID
Operator Shutdown Procedure Short
Description
4.12
Startup.Document
4.12
4.12
4.12
Startup.Video
Shutdown.DocumentExtIdentifier
Shutdown.DocumentName
Operator Shutdown Procedure

Document
Operator Shutdown Procedure Video
Operator Post Shutdown Procedure
GUID
Short Description
4.12
Shutdown.Document
4.12
4.12
Shutdown.Video
PostSD.DocumentExtIdentifier
4.12
PostSD.DocumentName

Document
4.12
PostSD.Document

Video
Emergency Operations GUID
Emergency Operations Short
Description
Emergency Operations Document
Emergency Operations Video
4.12
PostSD.Video
4.12
4.12
EmergOps.DocumentExtIdentifier
EmergOps.DocumentName
4.12
4.12
EmergOps.Document
EmergOps.Video
NES
Synonym Name
UFGS Data Packages 3,4,5
UFGS Data Packages 3,4
Responsibility
Required
NC
EB
Format
Format

www.gsa.gov/bim
Maintenance and Troubleshooting

Documents
Wiring Control Diagrams GUID
Wiring Control Diagrams Short
Description
4.12
4.12
Wiring.DocumentExtIdentifier
Wiring.DocumentName
Wiring Control Diagrams Document

Wiring Control Diagrams Video
Removal and replacement instructions
GUID
4.12
4.12
4.12
Wiring.Document
Wiring.Video
Replacement.DocumentExtIdentifier
Removal and Replacement

Instructions Short Description
4.12
Replacment.DocumentName

Instructions Document
4.12
Replacment.Document

Instructions Video
4.12
Replacment.Video
Cleaning Requirements GUID
4.12
Cleaning.DocumentExtIdentifier
Cleaning Requirements Short

Description
Cleaning Requirements Document
Cleaning Requirements Video
Lubrication Data GUID
Lubrication Data Short Description
Lubrication Data Document
Lubrication Data Video
Spare Parts List GUID
4.12
Cleaning.DocumentName
4.12
4.12
4.12
4.12
4.12
4.12
4.12
Cleaning.Document
Cleaning.Video
Lubrication.DocumentExtIdentifier
Lubrication.DocumentName
Lubrication.Document
Lubrication.Video
Parts.DocumentExtIdentifier
Spare Parts List Short Description

Spare Parts List Document
Spare Parts List Video
Special Tools List GUID
Special Tools List Short Description
Special Tools List Document
Special Tools List Video
4.12
4.12
4.12
4.12
4.12
4.12
4.12
Parts.DocumentName
Parts.Document
Parts.Video
Tools.DocumentExtIdentifier
Operation.DocumentName
Operation.Document
Operation.Video
Synonym Name
Troubleshooting Guide GUID
NES
4.12

Troubleshoot.DocumentExtIdentifier
UFGS Data Packages

2,3,4,5
UFGS Data Packages

1,2,3,4
UFGS Data Packages

1,2,3,4,5
X
X
Responsibility
Required
NC
EB
Format
Format
UFGS Data Packages

www.gsa.gov/bim
3,4,5
Troubleshooting Guide Short
Description
Troubleshooting Guide Document
Troubleshooting Guide Video
Product Cut Sheet GUID
4.12
Tools.DocumentName
4.12
4.12
4.12
Tools.Document
Tools.Video
Product.DocumentExtIdentifier
Product Cut Sheet Short Description

Product Cut Sheet Document
Certificate GUID
Certificate Date
Certificate Short Description
Certificate Document
4.12
4.12
4.12
4.12
4.12
4.12
Product.DocumentName
Product.Document
Certificate.DocumentExtIdentifier
Certificate.DocumentName
Certificate.Document
Certificate.Video
Training Documents
Training Materials GUID
Training Materials Short Description
Training Materials Document
Training Materials Video
Synonym Name
Condition Documents
Environmental Conditions GUID
4.12
4.12
4.12
4.12
UFGS Data Packages

3,4,5
X
X
Training.DocumentExtIdentifier
Training.DocumentName
Training.Document
Training.Video
Responsibility
Required
NC
EB
NES
4.12
Environment.DocumentExtIdentifier
Environmental Conditions Short

Description
4.12
Environment.DocumentName
Environmental Conditions Document

Environmental Conditions Video
Hazardous Material GUID
Hazardous Material Short Description
MSDS Data Sheet Document
Safety Precautions GUID
4.12
4.12
4.12
4.12
4.12
4.12
Environment.Document
Environment.Video
Hazard.DocumentExtIdentifier
Hazard.DocumentName
Hazard.Document
Safety.DocumentExtIdentifier
Safety Precautions Short Description

Safety Precaution Document
4.12
4.12
Safety.DocumentName
Safety.Document
X
X
Format
Format
UFGS Data Packages
2,3,4,5
UFGS Data Packages

1,2,3,4,5

www.gsa.gov/bim
References
OmniClassTM (http://www.omniclass.org/)
National CAD Standards (http://www.buildingsmartalliance.org/index.php/ncs/)
National BIM Standard TM (http://www.buildingsmartalliance.org/index.php/nbims/)
Construction
Operations
Building
Information
Exchange TM
(http://www.wbdg.org/resources/cobie.php)
Whole Building Design Guide (http://www.wbdg.org/)
Operations & Maintenance, Energy Efficiency and Renewable Energy, Federal Energy Management
Program, Department of Energy (http://www1.eere.energy.gov/femp/operations_maintenance/)
Financial Impact and Analysis of Equipment Inventories, Robert Keady, Facilities Engineering
Journal by the Association for Facilities Engineering, Part 1, Nov/Dec 2009
(http://digital.bnpmedia.com/publication/?i=24865),
Part
2,
Jan/Feb
2010
(http://digitaladmin.bnpmedia.com/publication/?i=29138)
References
186

www.gsa.gov/bim
Acknowledgements
The development of this guidance has been a collaborative effort among a cadre of very
knowledgeable consultants, working with a number of PBS associates in the Office of Design and
Construction, Office of Facility Management and Services Programs, and GSA regional associates.
Contributors are listed below:
GSA PBS Central Office:
Charles Matta, FAIA

Director, Strategic Program Resources
Peggy Yee, Ph.D.
Program Expert, Strategic Program Resources
Jim Mullins
Lead Building Management Specialist
Office of Facility Management and Services Programs
David L. Gray, CFM
Office of Facility Management and Services Program
Smart Buildings Specialist
Cameron Schow
Building Management Specialist
Office of Facility Management and Services Programs
Carolyn Adelsten
Business Process Improvement Division(PGB)
Program Analyst
GSA PBS Regional Associates
Michael J. Stec
Building Operations and Tenant Services
Branch Chief
Region 01
John P. McDonald
Building Operations & Tenant Services Branch
Region 01
Joel M. Dunbar, QCxP
Building Operations Tenant Services Branch
Region 01
Robert A. Granato
Design and Construction Division
Branch Chief
Region 02
Ilana Hellmann, LEED
Design and Construction Division
Engineer
Region 02
Terrence L. Rollins, MBA, CEM, CPMM, CSDP
Newark Field Office
Region 02
Matthew J. Waychoff
Operations Support Staff
Computer Integrated Facilities Manager
Region 03
acknowledgements
187

www.gsa.gov/bim
Stephen Devito
Project Management Division
Project Technology Specilaist
Region 03
Brandon J. Bolstad
Design & Construction Division
Project Technology Specialist
Region 03
Kenric Lanier
Operations and Maintenance Branch
Branch Chief
Region 04
Kenneth R. Burrell, RPA
Region 04
Jason P. Evanco
Architectural Section
Civil Engineer
Region 04
Mandy N. Yeomans
Architectural Section
Program Manager
Region 04
Richard Gee
Professional Services Division
Architect
Region 05
Francisco J. Torres
Facilities Management Services & Programs
Program Analyst
Region 05
Amanda M. Zansitis
Energy and Sustainability Branch
Engineer
Region 05
Kevin W. Santee
Tenant Services Branch
Branch Chief
Region 06
John L. Brumley
Planning and Support Branch
Program Specialist BIM
Region 06
William Reger
Buildings Management Specialist
Region 06
Keith G. Jorgensen
Equipment Specialist
Region 06
Gene E. Ramirez
Building Operations & Security Branch
Facility Engineer
Region 06
Guy T. Lunay
Building Operations Support Branch
Branch Chief
Region 07
Dan Lewis, CEM
Building Operations Support Branch
CMMS Coordinator
Region 07
acknowledgements
188

www.gsa.gov/bim
Jana A. Faris
Denver Federal Center Service Center Division
Region 08
Charles E. Turman
Colorado Property Management Center
Buildings Management Specialist
Region 08
Arlene R. Graham
Office of the Chief Architect
Program Manager
Region 08
Mark Levi
Energy & Sustainability Branch
Energy Manager
Region 09 Pacific Rim Region
Earle Murphy
Document and Web Management Branch
Regional SDM Coordinator (Contractor)
Region 09
Story Swett
Property Development Division
Regional Chief Architect
Region 10
Donna L. Twinam
Facilities Management Services & Programs Division
Deputy Director
Region 11
Roger D. Mason
Operations and Maintenance
Branch Chief
Region 11
Jeff Garrett
Operations Branch
Branch Chief
Region 11
Terry B. Forline, PMP
Business Solutions Branch
Program Manager
Region 11
Kevin Luk
Organizational Resources Division
Senior Information Technology Specialist
Region 11
Sam Wu
Principle Software Architect (Contractor)
Qinetiq North America
Region 11
Christie-Anne Edie
White House Service Center
Program Analyst
Region 11
Robert A. Keady Jr. CEM, FMP
Operations Branch
Chairman and Author, National Equipment Standard
Region 11
acknowledgements
189

www.gsa.gov/bim
GSA Consultants
Calvin Kam, Ph.D.

Senior Program Expert, Strategic Program Resources
William Brodt
Chair, Facility Maintenance and Operations Committee
National Institute of Building Sciences
Kristine K. Fallon, FAIA
President
Kristine Fallon Associates, Inc.
Naila L. Crawford
Consultant
Kristine Fallon Associates, Inc.

Roger Grant
Senior Consultant
Construction Specification Institute
acknowledgements
190

www.gsa.gov/bim
For further information about this GSA BIM Guide Series: 08 BIM Guide for Facility Management or to submit comments or
questions, please visit the National 3D-4D-BIM webpage at http://www.gsa.gov/bim or contact:
1800 F Street NW Suite 3300
191

PBS GSA National Equipment Standard Guide 2011-03-21

Uploaded by

Document Information

Copyright

Available Formats

Share this document

Share or Embed Document

Sharing Options

Did you find this document useful?

Is this content inappropriate?

Copyright:

Available Formats

PBS GSA National Equipment Standard Guide 2011-03-21

Uploaded by

Copyright:

Available Formats

GSA

National Equipment Standard

GSA National Equipment Standard

Document Revision 03-21-2011

U.S. General Services Administration

Month XX, 2011

GSA National Equipment Standard

Version 0.50 Month, Date 2011

GSA National Equipment Standard

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

Industry Codes ................................................................................................ 18

3.2. Equipment Type Nomenclature Convention .............................................................. 22

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 ................................................................................ 108

GSA National Equipment Standard

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

4.10. Audits and Inspection Data Fields ........................................................................ 124

Guidelines: .................................................................................................. 163

Tag Placement: ............................................................................................. 163

6.3. Required Equipment Tag Information: .................................................................. 164

New Construction/Renovation............................................................................ 167

Existing Building O&M Contract Renewal ............................................................... 167

Existing Building Equipment Inventory Contract ....................................................... 168

7.4. Existing Building Project .................................................................................. 169

Technology Requirements ................................................................................. 171

8.2. Technology Recommendations ........................................................................... 171

Identifying Opportunities.................................................................................. 173

Developing an Equipment Execution Plan .............................................................. 173

9.3. Pilot Inventory Implementation Studies ................................................................ 173

GSA National Equipment Standard

Executive Summary: Equipment

executive summary: equipment

GSA National Equipment Standard

Objective of this Guide

How to use this guide National Equipment Standard

GSA National Equipment Standard

GSA National Equipment Standard

GSA National Equipment Standard

Section 1: Equipment and FM

Why Equipment Standard

GSA National Equipment Standard

The Business Need for Equipment Standards

GSA National Equipment Standard

GSA National Equipment Standard

Improved ability to meet GREEN and LEED initiatives.

Use cases for equipment data

GSA National Equipment Standard

1.3.2. Operation and Maintenance Contracts

The vision for equipment data

GSA National Equipment Standard

GSA National Equipment Standard

GSA National Equipment Standard

Section 2: Equipment Definitions

Section 2: Equipment Definitions

GSA National Equipment Standard