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Transfer Changes to Client's Reproducible Drawings Review Client's System and Procedures
ZEI, Inc.'s experience in implementing over 275 natural gas and industrial plant as-built projects has demonstrated that many engineering record drawings of facilities do not correctly reflect current conditions. This does not mean that companies fail to make the effort to keep drawings updated. The problem is one of budget constraints as well as coordinating, documenting and communicating changes as they occur. Because maintaining accurate record drawings is difficult, it requires a special commitment and the assignment of personnel skilled in detecting and recording changes to the drawings that were made by construction contractors and/or operating staff. Maintaining engineering drawings to correctly reflect the current as-built status of industrial plants and gathering, transmission, storage and distribution facilities for natural gas and liquids is necessary to assure safe and economical operation of facilities and minimize construction extra costs. Up-to-date record drawings also ensure compliance with regulatory requirements, including DOT safety regulations, and facilitate reporting to regulatory agencies.
System changes affecting the as-built condition of record drawings occur frequently and are caused by external forces such as public works projects or damage to company-owned property (often caused by third party contractors) and internal activities such as purchasing, construction and maintenance. For example:
Lack of accurate drawing records can result in excessive project costs caused by contractors' extra charges and unnecessary delays. More importantly, using obsolete drawings to make decisions requiring actions by others, such as excavations by third parties, could trigger a hazardous incident that might cause injury and/or property damage.
Properly maintaining up-to-date record drawings of company facilities requires a three-phase approach:
ZEI's approach to maintaining up-to-date engineering drawings is as follows: Updating engineering drawings for an entire existing facility is more complicated than updating drawings during construction of new facilities and facility additions, because of the need to investigate thoroughly and determine the changes made over the life of the facility. As-built work activities start with a complete review of a set of prints of all construction and vendor drawings, and other records related to the facility. This review provides information such as type, size, history of expansion, etc., all of which are necessary for developing a plan for a detailed site investigation and selecting the project team required to gather change information at the site. The site investigation is the most critical project activity. The project team conducting the site investigation must be experienced and well organized. Disruption of facility operations and personnel must be kept to a minimum, and the site investigation must be conducted safely and efficiently. A member of the facility's staff usually serves as the client company's site coordinator, or he appoints a member of his staff to coordinate ZEI's site activities related to the detailed inspection and review of facility records. The site team methodically checks all physical facilities, conducts interviews and reviews facility records, including all site as-built documentation. All pertinent information is recorded on a set of prints (red-line drawings); photographs are also taken and sketches are made to supplement the marked drawings. If minor station additions are discovered for which drawings have not bee made, sufficient information is gathered to make new drawings accurately depicting the as-built condition. As-built record activities during construction should be separate from, but coordinated with, construction management (inspection) activities. Moreover, experience indicates that the task of record keeping related to construction changes is too important to place solely in the hands of a construction contractor. ZEI begins by reviewing the construction drawings, vendor drawings, specifications, bills of material and purchase orders. A technician(s) experienced in the type of construction involved is assigned to the site to monitor activities and record all changes made, paying particular attention to underground work such as location of terminations affecting future additions and location of girth welds (and weld x-ray locations) for pressure piping, etc. Equipment and materials installed are checked against the bills of material and all substitutions are recorded in addition to the physical changes resulting from the construction work. Changes are recorded on a set of prints (red-lines) which, along with photographs, supplemental sketches, etc., are transmitted to ZEI's home office for verification checking and transfer to the record set of reproducible drawings for the facility. Transfer Changes to Client's
Reproducible Drawings Upon completion of the site work, the ZEI team returns to the home office where all red-line drawings are checked and correlated with photographs and sketches to verify accuracy and clearly communicate all changes to the draftspersons and checkers who are charged with transferring field information to the client's record drawings. The accuracy of information gathered and transferred is crucial and ZEI follows specially developed quality assurance procedures to effectively control the quality of the as-built transfer work. Following completion of the work, the revised reproducibles and CAD files (if applicable), along with all red-lines and other documentation are turned over to the client. Review Client's System and Procedures
Finally, ZEI reviews the client's communication system and procedures for the transfer and implementation of as-built record drawing changes. Modifications of the communication system and procedures will be recommended based on ZEI's past experience as well as findings resulting from the review. At this time, consideration is also given to the possible need of a computerized drawing management system or an update of the one currently being used.
ZEI can provide a qualified project team with the education and experience necessary to meet the client's requirements. ZEI has successfully completed many and varied as-built projects in the following states:
ZEI would be pleased to meet with your company's representatives to discuss specific as-built needs and to submit a proposal for any as-built assistance that may be required.
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Send mail to zei@flash.net with questions or comments about this web site.
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