# C3 — Inclusions / Exclusions / Clarifications

**Project:** Kingsford Hotel Bacolod — BMS
**Date:** 2026-04-28
**Source:** WBS 7.0 + assumption ledger + clarification list + customer letter

## Inclusions (in BMS Contractor scope)

1. **Engineering & Design** — full BMS engineering documentation (shop drawings, panel layouts, cable schedule, network architecture diagrams, programming description-of-operation), submittals and approvals.
2. **Material Supply (BMS Contractor scope per C/O matrix):**
   - 11× BMS field panels with DDC controllers, I/O modules, terminal blocks, 24 V PSU, enclosure, lockable doors (per A4).
   - BMS server, operator workstation, graphics PC, online UPS 3 kVA, 42 U server rack, monitors, KVM, network printer (per A6).
   - 1× core switch + 6× edge switches with managed L2 BACnet/IP backbone (per A5).
   - Field-instrumentation supplied by BMS Contractor per C/O column (165 of 474 points = ~35 %): BMS-side temperature/humidity/pressure/flow/CO₂/O₂/level sensors, immersion probes, header instrumentation, 8× Modbus power meters' termination at gateway, 1× BTU meter, ozone-side VOC sensor, blowdown-valve actuator, etc.
   - Cable + containment for BMS scope: signal cable (4C×1.5 mm² FRLS), Modbus shielded twisted-pair, Cat6 4P, BACnet MS/TP twisted-pair, fiber backbone (per A3).
   - Cable tray + conduit + trunking for BMS-cabling backbone (per A3 + A-019).
3. **Installation** — mobilization, installation of containment, cabling, panels, devices, network and head-end (per WBS 3.x + B4 manhour takeoff: ~1,435 manhours).
4. **Programming & Configuration** — controller programming for ~908 programming objects + 28 graphics pages (per B1 + B2: ~430 hours combined).
5. **Testing & Commissioning** — pre-comm, P2P, functional testing, integrated testing, owner SAT, as-builts (per B3 — 450 test items, ~178 hours).
6. **Training** — 2-day operator training (1 batch × 6 trainees) + 1-day super-user/admin training.
7. **Warranty** — 12 months after substantial completion (assumed per `A-015` pending Q-014).
8. **Casino BMS** (BMS-02 tabulation — Casino AHUs, ozone) — *included pending Q-003 confirmation*.

## Exclusions (out of BMS Contractor scope)

1. **Existing-system demolition / cable removal** — greenfield (D-001 / `A-001`).
2. **FDAS / Fire Alarm integration** — not in BMS-01/02 points list (`A-017` / Q-012).
3. **Security / CCTV / Access control / IT integration** — `A-017` / Q-012.
4. **Power-meter supply** — Equipment Supplier provides meters; BMS Contractor provides Modbus HLI termination at gateway (`A-018` / Q-020 — confirm meter Modbus capability).
5. **HVAC equipment supply** — chillers, AHUs, DOAS, PAHU, EAS, cooling towers, boilers, pumps, calorifiers and heat pumps are by Mechanical/Plumbing Contractor or Equipment Supplier per C/O matrix.
6. **VFDs, motor starters, MCCs** — Equipment Supplier scope; BMS terminates aux contacts.
7. **ME-supplied valves and dampers and their actuators** — supply by ME Contractor; BMS provides control wiring + signal logic.
8. **Civil works / cutting & patching beyond 50 mm penetrations** — by Main Contractor.
9. **Architectural finishes** — panel-room finishing (paint, ceiling, doors, lighting) by Main Contractor.
10. **Site office furniture / consumables / temporary utilities** — by Main Contractor.
11. **Existing-system inventory / hot-cutover / phasing** — N/A (greenfield).
12. **Hot-water in-guestroom and per-guestroom BMS** — *out of scope unless added by addendum* (`A-006` / Q-002).
13. **Architectural / mechanical / plumbing layout drawing preparation** — provided by Owner's design team.

## Clarifications (assumptions documented in `07-assumptions.md`)

The following key assumptions underpin the proposal — each carries a Q-ID for the customer to confirm. Reference: see `07-assumptions.md` and `08-customer-clarifications.md`.

| Topic | Summary | Reference |
|-------|---------|-----------|
| Project stage | Greenfield (cover-letter wording "Rehabilitation" is a wording mismatch). | A-001 / Q-001 |
| BMS sheets | BMS-01/02/03 is the complete project-specific BMS set. | A-006 / Q-002 |
| Casino scope | Casino BMS (BMS-02) included in BMS Contractor scope. | A-016 / Q-003 |
| Architectural | Guestroom-floor density assumed (~10 floors × 25–35 rooms). | A-002 / Q-005 |
| EE Plan | CB#8 is consistent with the rest of the EE set; Part 2 of riser pending. | A-004 / Q-007, A-005 / Q-008 |
| BMS panel power | 1× 20 A 230 V 1-phase per panel, EE Contractor scope. | A-007 / Q-009 |
| Schedule | 8-month BMS scope (engineering 8 wk · supply 12 wk parallel · install 16 wk · T&C 8 wk · training 2 wk). | A-014 / Q-013 |
| Commercial terms | 12-mo warranty post-handover · 30/30/30/10 progress payment · 10 % retention · 12 % VAT-inclusive · LD 0.1 %/d cap 10 %. | A-015 / Q-014 |
| Training | 2-day operator + 1-day admin. | A-010 / Q-016 |
| Maintenance | Priced as 1-year option, not base scope. | A-011 / Q-017 |

## Optionals (priced separately — see WBS 7.0)

- 7.1 — 1-year preventive maintenance (4× scheduled visits + annual deep service + 24/7 phone).
- 7.2 — Extended warranty beyond 12 months.
- 7.3 — Recommended 2-year spare-parts package.