# C3 — Inclusions, Exclusions, and Clarifications **Project:** Kingsford Hotel Bacolod BMS **Date:** 2026-04-27 **Source:** WBS 7.0 + assumption ledger (07) + clarification list (08) + C2 coordination matrix --- ## Inclusions (BASE PROPOSAL) The following are explicitly **included** in the base proposal scope, derived from WBS 1.0–6.0 and the working docs: ### Engineering & Project Management - BMS system design and engineering (panel layouts, IO list, control sequences, network architecture) - Submittals and approvals (material, panel GA, network architecture) - Factory Acceptance Test (FAT) at vendor facility - Project management throughout — kickoff, weekly progress, customer + MEP coordination meetings ### Material Supply - **Head-end equipment** (per A6): 2× redundant servers, 2× operator workstations, 1× graphics PC + 55" display, 1× UPS (3 kVA, 30-min runtime), software licenses, server-room peripherals - **Network infrastructure** (per A5): 1× core managed switch + 6× edge managed switches, riser fiber + transceivers, racks/enclosures - **18 BMS field cabinets and controllers** (per A4): ~30 DDC controllers, I/O modules, power supplies, terminal blocks, surge protection, enclosures - **Field devices — HVAC**: temperature/humidity/pressure/flow sensors, modulating CHW valves and actuators, damper actuators, VFD interfaces (per A1 BMS-supplied scope) - **Field devices — Plumbing/Sanitary**: tank temperature sensors, header temperature sensors, pump aux contact wiring - **Field devices — Electrical metering**: 13× multifunction power meters with Modbus output (3 main + 10 sub-feeder) - **Cabling and containment**: ~6,810 m total cable (control + network + power feeds), branch conduit, Cat6 + fiber backbone ### Installation - BMS panel installation (mounting, dressing, internal verification) - Cable pulling for control, network, and 240V power feeds (BMS-side from panelboards to BMS panels) - Field device mounting and termination (BMS-supplied scope only) - Network infrastructure installation (switch rack-mount, fiber/Cat6 termination, IP addressing) - Head-end installation (server room build-out, server install, UPS install, software image + license activation) - Pre-commissioning power-up and smoke tests ### Programming & Configuration - Controller programming: 1,245 programmable point objects, ~30 control sequences, 8 schedules, 38+ alarm definitions, 10 reports - Graphics development: 35 pages (home, 6 floor pages, 8 system pages, 10 equipment popup templates, alarm + trend + report pages) - Reports configuration (daily, monthly, runtime, PM, energy savings) - Integration programming for power meter Modbus + chiller/AHU/DOAS BACnet interfaces ### Testing & Commissioning - Pre-commissioning (cable continuity, megger, power-up smoke test) per panel - Point-to-point testing (~666 physical I/O points × 0.15 hr each) - Functional testing per equipment (135 equipment instances) - Integrated commissioning (8 cross-system sequences including chiller plant, energy savings, hotwater) - Owner T&C / SAT - Snagging / punch-list resolution - As-built documentation (drawings, O&M manuals, point database export, programming archive) ### Training & Handover - Operator training (16 hours on-site after handover) - Documentation handover with sign-off - Warranty start (1-year manufacturer + 1-year on-site defect liability per A-008) --- ## Exclusions The following are **excluded** from the base proposal — they are NOT in BMS scope, either because they are scoped to other contractors, or they require additional clarification before pricing. ### Cross-discipline equipment supply - **Mechanical equipment supply**: chillers, cooling towers, pumps, heat pumps, recirculating pumps, AHUs, DOAS, PAHU, exhaust fans, calorifiers, boilers — supplied by Mechanical Contractor or Equipment Supplier - **Mechanical valves and dampers**: motorized iso valves on chillers/cooling towers, modulating CHW valves on AHUs/DOAS, OA/RA dampers — supplied by ME Contractor (BMS supplies wiring + termination) - **VFDs**: supplied by Equipment Supplier (BMS supplies BACnet/Modbus integration) - **Switchgear and MCCs**: supplied by EE Contractor (BMS supplies CTs and Modbus interface to power meters in BMS scope) ### Civil works - Concrete plinths for BMS field panels (Civil Contractor) - Core drilling for cable penetrations (Civil Contractor) - Server room build-out: walls, finishes, raised floor, FM200 fire suppression (Civil + Building Services) - Wall preparation and panel-room access doors (Civil Contractor) ### Electrical scope (out of BMS supply) - 240V power circuits and breakers feeding BMS panels — supplied by EE Contractor per A7 schedule - 240V power circuit to head-end UPS input — EE Contractor - Lightning/surge protection at building service entrance — EE Contractor (BMS supplies SPDs at our panel input only) ### Fire / Life Safety integration - **FDAS (Fire Detection & Alarm)** integration — **excluded pending Q-012**. If customer confirms FDAS in scope, priced as option per `7.3` in WBS. - Smoke-control sequences (BMS shutdown on fire alarm) — excluded unless added per Q-012 ### Hotel building system integration - **PMS (Property Management System)** integration for guestroom occupancy — **excluded pending Q-012** - **CCTV / Access Control / Security systems** integration — **excluded** (not requested in points list) ### Operations & Maintenance - **1-year preventive maintenance contract** — excluded from base; **available as priced option** (refer 7.1 in WBS) - Spare parts inventory beyond proposed warranty stock - Vendor factory training beyond local 16-hour operator training (available as option) - Software upgrades beyond warranty period ### Existing systems - **Demolition** — N/A (greenfield project per Q-018 confirmed greenfield). If Q-018 reveals retrofit, demolition becomes additional cost. ### Other - Spare guestroom FCU controllers — depends on Q-019 (FCU scope confirmation) - Domestic cold-water booster pump monitoring — depends on Q-020 --- ## Clarifications These items are **assumed in the base proposal but require customer confirmation**. Refer to `08-customer-clarifications.md` for the full RFI list. Key items affecting pricing: | ID | Clarification | Pricing impact if changed | |----|---------------|---------------------------| | Q-018 | Confirm project is greenfield (cover letter said "rehabilitation"). | Affects demolition + cutover scope (potentially +30% on labor) | | Q-019 | Are per-guestroom FCUs in BMS scope? | If yes: +200–500 I/O points, +~40% on BMS scope | | Q-020 | Are domestic cold-water booster pumps in BMS scope? | Minor — +10–15 I/O points | | Q-021 | Full BOH AHU schedule — points list shows qty 10 but only 3 location-tagged. | If 7 more AHUs in scope: +119 I/O points + 1–2 panels | | Q-007 | Required completion date / project duration | If shorter than 16 weeks: +20–30% labor (overtime + larger crews) | | Q-009 | Working hour constraints (greenfield — assumed standard daytime) | If night/weekend required: +15% labor premium | | Q-011 | Complete electrical drawing set (only Bulletin No.8 revisions provided) | Affects power metering count refinement | | Q-012 | Network/IT integration scope — PMS, FDAS, CCTV, ACS | Each adds +PHP X for integration programming + middleware | | Q-013 | Brand preferences / Megaworld portfolio standardization | Affects supplier RFQ direction; Tier-1 vs. Tier-2 brands ±15% on material cost | | Q-014 | Commercial terms — payment, retention, warranty, LD, currency | Affects cash-flow + risk pricing | | Q-015 | Training scope (16 hr operator assumed; admin/factory training as options) | Each additional 8 hr ≈ X person-days | | Q-016 | 1-year preventive maintenance — option or base? | Adds annual recurring revenue if base | | Q-017 | CONDOTELS standard vs. hotel-specific spec adaptations | Spec interpretation | ### Standard assumed terms (until clarified) - Payment: 30-day net (per A-008) - Retention: 10% released at handover (per A-008) - Warranty: 1-year manufacturer + 1-year on-site defect liability (per A-008) - LD/penalty: none (per A-008) - Currency: PHP (per A-008) - Schedule: 16 weeks (per A-009) - Working hours: standard daytime construction (per A-010-rev) - Brand: Tier-1 BACnet IP — Honeywell / Siemens / Schneider / Johnson Controls / Tridium-based (per Q-013 default) --- ## Summary statement for proposal narrative > This proposal covers the **complete supply, delivery, installation, testing, and commissioning** of a new Building Management System for the Kingsford Hotel Bacolod project, including head-end servers, redundant network infrastructure, 18 field-level BMS panels with ~30 controllers, ~716 BMS-monitored I/O points across HVAC, plumbing/hotwater, ventilation, boiler/laundry, electrical metering, and casino MVAC systems. The proposal is based on the **TUEC project-specific BMS Points list (BMS-01/02/03)**, **Megaworld MC Standards** (mechanical and plumbing), **Construction Bulletin No.8 EE drawings**, and the customer scope letter. Items requiring customer clarification (17 items, see RFI list) are assumed per industry-standard practice and may revise pricing once confirmed. The estimated project schedule is **16 weeks** from PO to handover, with peak on-site manpower of 9 personnel during weeks 8–10.