四季酒店标准-开业筹建方案文本

1.PRE-OPENINGOFFICE筹建办公室a)Introduction简介Dependingupontypeofhotelandlocation,hotelstaffingcommencesasearlyastenmonthspriortoopening,inordertofacilitatethestart-upofhoteloperations.Off-siteofficeswillberequiredinordertohousethepre-openingteamconsistingprincipallyofSales,Marketing,HumanResourcesandExecutiveAdministration.Theseofficesarerequireduntilthehotelisreadyforoccupancy(normallysixmonthsbeforesoftopening).Althoughtemporary,theofficesaretobefitted-outandtofunctionsoastofullysupport,withoutcompromise,allofficerequirements.Includedinthissectionisagenericpre-openingofficeschedule,whichwillbecustomizedforthespecifichotelproject.为推动酒店顺利启用，酒店可提前开展人员配置工作；根据酒店的类型与所处位置的不同，最早在开业前10个月即可开始。在酒店可以进驻办公（大约在试营业前6个月）前，需要一些场外办公室来安置主要由销售、营销、人力资源管理和行政管理人员组成的筹建工作组。虽然这些场外办公室只是临时性的，但应装备齐备、运作良好，完全满足（不打折扣）各种办公要求。本节是通用的筹建办公室方案，可根据酒店项目的具体情况加以修改。b)Site地点Pre-openingofficesshallbelocatedadjacent,orascloseaspossible,tothehotelsite.Proximitytothemodelroom,foreaseofaccessbySalesandMarketingpersonnel,isalsobeneficial.筹建办公室应毗邻酒店所在地，或尽可能地与之接近。样板房靠近筹建办公室，便于销售和营销人员使用，也是有利的。c)Area办公面积Atypicalpre-openingofficerequiresapproximately295m2(3,215ft2)basedona300-roomhotel.Addapproximately20%forcirculation.一般而言，有300个房间的酒店大致需要295平方米（3,215平方英尺）的筹建办公室。外加大约20%的走动空间。d)Parking停车设施Provideanequalnumberofparkingspacestoadequatelyaccommodatepre-openingstaff.Providenolessthantwentystaffparkingspaces,withfiveadditionalspacesforvisitors.Parkingareashallbewellilluminatedformaximumsecurity,consistentwithilluminationlevelsdescribedintheDesignStandards.要提供足够筹建人员使用的车位数量。提供不少于25个职员用车位，另加5个访客用车位。停车区域的照明要充足，能提供最高的安全保障，并与本设计标准中要求的照明水平一致。e)Washrooms洗手间Provideaminimumofonefemaleandonemalewashroom,designedinaccordancewithlocalcoderequirements.Includeaseparatejanitor’sclosetwithsink.提供至少一个男洗手间和一个女洗手间，要按照当地法规的要求设计。f)LightingandFinishes照明与装饰Allfloorsshallbecarpeted,withtheexceptionofthewashrooms,pantry,fax/copyandstorageareas,whicharetobefinishedinvinylcompositetile.Wallstobepainteddrywall.Ceilingstobeacoustictiles.Providesatisfactorygenerallighting.Additionaltasklightingrequiredateachworkstation.Officeareastobeseparatelyswitched.除洗手间、茶水间、传真/复印室和储物区的地板铺乙烯基复合地砖外，所有地板都要铺地毯。墙壁是上漆的干砌墙。天花板使用吸声瓦。提供令人满意的普通照明。每个工作区另加工作照明。办公区的电源单独设置开关。g)Reception前台接待Smallreceptionandwaitingareatobeprovidedneartheentrance.Receptionarealayouttobevisuallyseparatefromthebalanceofofficespace.Providecomfortableloungefurnitureinthewaitingarea,withatelephone.在办公室入口附近安排一个小的接待和等候区域。接待区域与办公室的其它部分不能相互望见。在等候区安排舒适的长沙发，并配电话。h)Beverage/PantryArea饮料与茶水室Asmallpantryareaofapproximately5m2(55ft2)istobeprovidedcompletewithfullsizerefrigerator,sinkwithcounterandcabinetsaboveandbelow.安排一个小茶水间，面积约在5平方米（55平方英尺），内放全尺寸的冰箱；带洗手台，台上台下有壁柜。i)Stationery/Copying文具/复印Aseparateroomrequiringapproximately10m2(110ft2)istobeprovidedtoaccommodatemail,copying,shippingandreceivingfunctions.Copyareashouldincludeacounterwithupperandlowercabinets(50%lockable).Equipmenttoincludefullsizecopymachine,faxmachine,postagemachineandawall-mountedtelephone.安排一间独立的大约10平方米（110平方英尺）的房间作收发邮件及物品、复印之间。复印区包括一张案台，台上台下要有厨柜（一半上锁）。室内的装备有全尺寸复印机、传真机、邮资机和挂壁式电话。j)TemporaryTelephoneSwitch临时电话总机ProvidesmallPBX(PABX),orhybridkeysystem(e.g.NortelOption11,orNorstar2),withthirtyextensionsandthirtycentralofficelineswithvoicemail.Inaddition,provideseparatelinesforfaxandmodem.Centralofficeservicemaybeprovidedbyadigitalconnection(T1orE1)pluseightanalogcircuits.Optionally,athirty-twoanalogcircuitconfigurationisacceptable.CoordinateswitchselectionwithlocalserviceproviderandFourSeasons.提供小型的专用分组交换机（专用自动交换分机）或数字电话交换系统（比如NortelOption11，或Norstar2）,要有30条分机线、30条中继线，并带语音邮件功能。另外，为传真与调制解调器单独配置线路。中继服务可由一个数字电路（T1或E1）加8个模拟电路完成。另外也可选用配置32个模拟电路的方案。应与当地服务提供商和四季酒店协调选择总机事宜。k)Internet互联网ProvidetwoISDNortwoDSLinternetconnectionsfromlocalinternetserviceprovider.Connectionistobeterminatedataswitchandroutedtoeachindividualworkstationasperhotelconfigurationrequirements,tobereviewedwithFourSeasonspriortoinstallation.从当地网络服务提供商处获取2条ISDN或2条DSL网络接入线路。按照酒店配置要求，网络连接接入总机，然后经路由器分至各个独立的工作区；接线前四季酒店要先进行检查。l)PowerandCabling电源与配线Providetheequivalentofthreesimplexpoweroutletsandonevoicedataoutletateachworkstation.Eachworkstationwillrequireonevoiceandonedataoutlet.Eachadministrativeassistantworkstationandreceptiontobeprovidedwithtwovoiceandtwodatapoints.AllcablingtobeterminatedinawiringclosetlocatedwithinthesecuredFourSeasonsarea.Wiringclosettobelargeenoughtomounttelephoneswitch,computerswitchesandtwoservers.Providesixduplexpoweroutletsforthisequipment.Incomingtelephoneandinternetserviceshouldterminateinthisroom.为每个工作区提供三个单工电源插座及一条声音/数据线。每个工作区要配1条声音线、1条数据线。每一个行政助理的工作区和接待区要配2条声音线、2条数据线。所有配线接入位于四季酒店安全区域内的配线柜。配线柜的要足够大，能容纳电话总机、计算机电源开关和两台服务器。为此设备配置6个双工电源插座。打入的电话的网络服务以此房间为终端。m)TypicalPre-OpeningOfficeAreaRequirements筹建办公室的一般面积要求MonthsRequiredBeforeOpening开业前需要使用的时间（月）Area-m2面积（平方米）Area-ft2面积（平方英尺）SalesOffice营业部DirectorofMarketing(office)营销总监（办公室）1012130DirectorofCatering宴会销售总监69100DirectorofSales(office)销售总监（办公室）1011120SalesAssistants(2)销售助理（2）79100GroupSalesManager集团销售经理6555CorporateSalesManager公司销售经理6555CorporateSalesManager公司销售经理5555Sales/MeetingRoom销售/会议室1019205UtilityRoom(Copy,fax,coffeeetc.)设备房（复印、传真、咖啡等）1010110DelphiSystemsOperatorDelphi系统操作员9885Washroom洗手间10775ExecutiveOffices行政办公室Reception接待室59100GeneralManager(Office)总经理（办公室）1212130HotelManager酒店经理109100AdministrativeAssistant行政助理10775DirectorofHumanResources(Office)人力资源总监（办公室）612130TrainingManager培训经理6775Boardroom会议室1019205UtilityRoom(Copy,faxandbeveragestation)设备房（复印、传真、咖啡等）1010110Washroom洗手间10775FoodandBeverage餐饮部F&BDirector(Office)餐饮总监（办公室）6100AdministrativeAssistant行政助理455Accounting会计Controller会计主任99100AssistantController会计副主任4775SystemsManger(area)系统经理（区域）8555MonthsRequiredBeforeOpening开业前需要使用的时间（月）Area-m2面积（平方米）Area-ft2面积（平方英尺）RoomsDivision房务部RoomsDivisionManager(Office)房务经理（办公室）4775CommunicationsManager宣传交流经理4555ExecutiveHousekeeper管家部经理4555EngineeringandFF&E(Tobelocatedinthehotelattheearliestpossibledate)工程，与家俱、固定装置与设备（FF&E）（尽早进驻酒店）ChiefEngineer总工程师814150AssistantChiefEngineer副总工程师39100FF&ECoordinator(SharedOffice)家俱、固定装置与设备（FF&E）协调员（共用办公室）919205FF&EAssistant(SharedOffice)家俱、固定装置与设备（FF&E）助理（共用办公室）6Security保安SecurityManager保安经理39100Total(netofcirculation)总面积（未计走动区域面积）2953,215

2.HANDOVERPROCEDURES酒店移交程序a)Owner’sandContractor’sResponsibilities业主与承包人的责任Asconstructionapproachessubstantialcompletion,FourSeasonsshallbeprovidedwiththefollowinginformation:在建筑接近实际竣工时，须向四季酒店提供以下信息：Constructioncompletionandhandoverschedule建筑竣工及移交安排Deficiencyinspectionschedule缺陷检查安排General一般信息Equipmentsparepartslist设备零部件清单Scheduleofallequipmentidentificationtags所有设备的识别标签Keyschedules密钥安排Paintcolourandmaterialschedules油漆颜色及材料Proprietaryproductnamesandsuppliers专利产品的名称及供应商Warranties/bonds质保Atticstock备用料Listofallservicesuppliersandequipmentvendors服务提供商及设备供应商名录Balancingandcommissioningreportsforallmechanical,electrical,plumbingandlifesafetySystems所有机械、电气、水暖和救生系统的调试运行报告Trainingschedules培训安排Equipmentmaintenanceschedules设备维护安排iv)Alldocumentationasnotedinthesubstantialcompletiondocumentationsection(B-9)ofthesestandards.所有在本标准的实际竣工文件部分（B-9）中写明的文件。OwnerisresponsibletoensurethatContractorpreparesadeficiencyinspectionschedulewhichreflectsthemutuallyagreedhandoverscheduledatesandprovidesadequatetimeforthebuildingteamtoinspectdeficiencies,completeremedialworkandre-inspect.Giventhesizeofmostproperties,thisisalongandcomplexprocess,whichrequiresdetailedplanninganddisciplinedimplementation.业主应负责确保承包人准备一份缺陷检查计划，此计划应符合各方同意的工程移交时间表，并给建筑工程队留下足够的时间进行缺陷检查、修补和再检查。考虑到大多数酒店的规模，这将是一个漫长而复杂的过程，需要详尽的计划和严格实施。Attheoutsetofdeficiencyinspection,FourSeasonsshallparticipateintheinspectionprocesswithOwner’sbuildingteam,toestablishaninspectionprotocolandsetaqualitystandardwhichisthenappliedtothebalanceofthepropertybythebuildingteam(Ownerrepresentatives,Architects,InteriorDesigners,mechanical,electrical,plumbingandlifesafetyConsultantsandContractorrepresentatives).Thebuildingteamisresponsibletomanagetheprocess.在缺陷检查开始时，四季酒店将与业主的建筑工程队一同参与检查，确定检查的方案和质量标准，作为业主的建筑工程队（由业主的代表，建筑师，室内设计师，机械、电气、水暖和求生顾问，以及承包人的代表组成）对余下部分进行检查的依据。建筑工程队负责管理此进程。Contractorisresponsibleforpreparingdetailed,itemizedinspectiontemplatesforguestrooms,publicandbackofhouseareasaswellasbuildingexteriorandlandscaping.Contractortoenteralldeficienciesintoatrackingcomputerprogramtoallowsortingbysub-tradesandefficientfollowupduringthere-inspectionphase.承包人负责为客房、公共区域、后勤区域、建筑外观和景观美化部分制定详尽的、逐项的检查模板。承包人将所有缺陷输入计算机的跟进程序，以便分类并提高复检阶段的工作效率。

3.TRAININGSCHEDULE培训安排Certainareasoftheofthehotelarerequiredinadvanceofothers.ItiscommonforFourSeasonstoagreetoajointoccupancywiththeContractorduringconstruction.Thefollowingtimelineidentifieswhichareasarerequired.AllareasturnedoverbyContractormustbecomplete,safelyaccessibleandwithfullyfunctionalMEPandlifesafetydevices.酒店的某些区域需要比其它部分更早地投入使用。四季酒店通常会同意在酒店建筑期间即与承包人一起进入酒店。以下时间表指明了酒店的哪些区域是要提前使用的。承包人移交的所有区域都必须是已完工的、出入是安全的，并且机械、电气、水暖及求生设备运作工常。Area区域WeeksRequiredPriortoOpening开业前需要使用的时间（周）AdministrationOffices行政办公室20Maintenance/Engineering保养工程20CentralPlant暖通房20TemporaryPhonelines临时电话线路20ComputerRoom电脑机房20Elevators#1,#2(Service)1号、2号电梯（服务）18GuestroomFloors:(firsttwofloors)客房楼层（头两层）(lasttwofloors)（后两层）184MainEntryorTruckDock(foraccesstoelevators)主入口或货车平台（通电梯）18StaffHousing员工宿舍18Vehicle/PedestrianAccessPaths车辆/人行通道18SiteLighting场地照明18Telephone/PABX电话/专用自动交换分机14Receiving/Storage收货/储存12Housekeeping/Laundry/Valet家务管理/洗衣房/衣架12StaffCafeteria员工餐厅12SecurityRoomandSystems保安房及保安系统12BallroomKitchen舞厅厨房10MainKitchen主厨房8KitchenStorage厨房储物区8MeetingRooms会议室8Circulation/Pre-function流通/8FrontDesk前台8CasualDiningRestaurant普通餐厅7SpecialtyRestaurants特色餐厅7FrontOffices7StaffLockeRooms员工衣帽间6Retail零售4Pool泳池4GolfClubhouse高尔夫球会所4HealthSpa/Pool健康水疗/泳池4BanquetKitchen宴会厨房4LobbyLounge/Bar大堂酒廊/酒吧3Elevators(passenger)电梯（客梯）2

4.FF+EINSTALLATIONANDOCCUPATION家俱、固定装置与设备（FF&E）的安装和酒店使用a)General概要FourSeasonswillbepermittedtooccupythebuildinginstagesasoutlinedintheturnovertimeline(sectionB-4)forthepurposesofinstallingFF&E.四季酒店应被允许在移交时间表（B-4节）中所列各阶段中进驻酒店，安装家俱、固定装置与设备（FF&E）。ContractorwillberesponsibleforprovidingtheFourSeasonsFF&EteamwiththefollowingservicesatnocostduringtheFF&Einstallationprogram:承包人应在家俱、固定装置与设备（FF&E）安装期间免费为四季酒店的FF&E工程队提供以下服务：Heating,coolingandhumiditycontrolasrequiredtoprotecttheFF&E.提供为保护FF&E所需的加热、制冷及温度控制。Temporarylighting.临时照明。Completeconstructioncleanofallareasofthebuildingpriortohandoverincludinginteriorandexteriorglass,allfinishes,vacuumingallfloors,polishingallmirrors,chromeandplumbingfixtures.在移交前清理所有区域，包括内外玻璃，所有装饰，用吸尘器打扫地板，擦亮所有镜子、镀铬物制品和水暖接头。Removalofallpackingcases,boxes,wrapping,offcutsandallotherassociateddebrisbroughtintothebuildingbytheFF&Einstallationteam. 清理掉所有货箱、盒子、包装物、边脚料及建筑物内其它由FF&E安装工程队的工作而产生的碎片。Exclusiveuseofatleasttwoelevatorsduringnormalworkinghoursandexclusiveuseofatleastthreeelevatorsatallothertimes,includingprovidingnecessaryelevatoroperators.在正常工作时间内，FF&E工程队要独用至少两部电梯，在其它时间至少三部电梯；并应配备必要的电梯操作员。Aturnovertimelineisincludedintheprevioussection,clearlyindicatingwhenareasofthehotelmustbecompleteandturnedovertoFourSeasonsbytheContractorforFF&Einstallationsandoperationaltraining.上一节中的移交时间表清楚写明了承包人要完成酒店的哪些部分并移交四季酒店以作FF&E安装和酒店运作培训之用。b)InstallationandOccupationRequirements安装与酒店使用的要求i)AreasofferedforFF&EinstallationandoccupancymustachieveconstructioncompletionpriortoacceptancebyFSH.ConstructionCompletionmeansthatthespecificareaisfullyoperationalandfreeoftradesmen,100%completewithalldeficienciescorrectedandacceptedbytheOwnerforinstallationofFF&E.AreasofferedforacceptancemustincludecompletionofallMEPsystems,includingallsystembalancingandcommissioningnecessarytosupportoccupancyoftheareaforthepurposesofFF&Einstallationandtraining.Testingandcertifyingofallspecialistequipmentsuchasthekitchen,laundry,valetandotherspecialistequipmentbyconsultantsandlocalauthoritiesisalsorequiredpriortoacceptance.在FSHR接收前，所有移交并用于FF&E安装和使用的区域都必须完成建筑工作。完成建筑工作是指所涉区域能完全运作，工人撤出，所有缺陷修补完毕，业主认为可交付进行FF&E安装。所提交验收的区域必须完成所有必要的MEP（机械、电气、水暖）系统工作，包括为系统的协调和试运行，以支持使用这些区域进行FF&E安装和培训。在提交验收前，需由顾问及当地机关对所有特种设备（厨房、洗衣房、衣架等）进行测试与认证。ii)Whereanareaincludesequipment,includingspecialistequipmentsuppliedandinstalledunderanFF&Econtract,allequipmentmustbeconnected,testedandfullyoperationalwhenturnedovertoFourSeasons,including:在移交给四季酒店前，如某一区域有因FF&E合同而安装的设备（含特种设备），这些设备必须经通电测试，应能完全运作。这些设备包括Foodandbeverageequipment食品及饮料设备Laundryandvaletequipment洗衣及挂衣设备Computerequipment计算机设备Telephoneequipment电话设备Garbagecompactionequipment垃圾压实设备ContractorisresponsibleforcoordinatingwiththespecialistequipmentContractorsandFourSeasonstoensuretheserequirementsaremet.承包人应负责与这些特种设备的供应商和四季酒店协调，保证符合以上要求。Entireguestroomfloorsmustbeturnedoveratonetime,includingallguestrooms,corridors,suitesandserviceareas.客房楼层必须一次性移交，包括所有客房、走廊、套房和服务区。AfullydetailedturnoverprogramdetailingindividualareaswillbepreparedandcoordinatedwiththeContractor,ninemonthspriortoopeningandwillincludeFF&Estagingareas,FF&Eaccessroutesandsecuritymeasures.在试营业9个月前，将制定（并与承包人协调）一份详尽的移交计划，对个别区域进行详细说明，并将包括FF&E的安装区域、FF&E安装时的出入路线及安全措施。ItisOwnerandContractor’sresponsibilitytoobtainallnecessarytemporaryorpartialoccupancycertificates.业主和承包人负责处理临时驻入或部分使用酒店所需的证件。

5.TURNOVERANDDEFICIENCYPROCEDURES工程移交与缺陷检查程序a)Summary概要ThepurposeofthissectionistoprovidedirectioninexpeditingtheturnoverprocessofguestfloorsfromContractortoOwnerfortheinstallationofFF&E.OwnermustgiveContractortheinformationrequiredtocompletetheguestfloorstoaqualitystandardFourSeasonscanaccept.ByestablishingthesestandardsandcriteriawithOwnerandContractorwellinadvanceofturnover,itislikelythatmostdeficienciescanbecorrectedduringtheinitialinspectionandremedialworkperiod,thusallowingOwnertoacceptroomsthatwillrequireminimaladditionalworktoachieveFourSeasonsPerfectRoomStandards.本节的目的是提供指示说明，以加快承包人将房客楼层移交给业主进行FF&E安装的过程。业主必须给予承包人完成四季酒店能接受的客户楼层所需要的信息。在移交前早早与业主和承包人确定这些标准与尺度，可使大部分缺陷在初次检查和修补期间内得到更正，这样业主接收的房间只需经过最少量的额外加工即可达到“四季酒店完美房间标准”。ThereviewandacceptanceprocesshasOwner,ArchitectsandvariousConsultantsinspectingtheguestroomsandcorridorstoidentifydeficienciesorvariancestotheprojectspecifications.AdeficiencylistisdevelopedandissuedtoContractorforaction.ThisdeficiencylistbecomesaroadmapforContractorand,oncecomplete,allowsOwnertoaccepttheroomfortheinstallationofFF&E.在验收过程中，业主、建筑师和顾问检查房间和走廊的缺陷或与工程规格说明不相符之处。制作一份缺陷表交给承包人进行改正。此缺陷表是承包人工作的路线图，改正工作完成后，业主即可接收房间进行FF&E安装。UponcompletionoftheFF&Einstallation,OwnerofferstheroomtoFourSeasonsforfinalacceptance.TheFourSeasonsoperationsteamthenre-inspectstheroomandissuesaseconddeficiencylistwhichOwnerwillcauseContractortocorrect.ThisdoesnotincludedamagetotheroomasaresultofthisFF&Einstallation.RepairtoroomsthathavebeendamagedbytheinstallationofFF&EishandledasaseparaterepairprogrambyOwnerandwouldbeabillablerepairbyContractor.在FF&E完成后，业主将客房交给四季酒店最后验收。四季酒店的工作组在对房间再次进行检查后再开出一份缺陷表，交给业主并由其督促承包人改正。此缺陷表不包括因FF&E安装而造成的损毁。修补因FF&E安装而受损的房间由业主另行安排，如由承包人修补将另行计费。b)ControlRoom控制室ContractorshallfinishthefirstavailablestandardguestroomandFourSeasonsExecutiveSuiteinthehotelascontrolrooms.Theseroomswillbefinishedassoonaspossibleinadvanceofthegeneralconstructionprogram.Thiswillallowsufficienttimeforthereviewandapprovalofthecompleteinstallationinclusiveofmechanical,electricalandplumbing(MEP)infrastructureandconnections,constructionassembly,architecturalandinteriorfinishes.Thesecontrolroomsserveasabenchmarkforthequalityofconstructionforthebalanceofguestroomsandsuites.承包人应首先完成一个标准客房和一个四季酒店行政套房作为控制室之用。这些房间应在建筑工程全面完工之前尽早完成。完成这些房间将为审核房间里所有安装的设施提供足够的时间，这些设施包括机械、电气与水暖（MEP）系统的基础部分与连接，建筑总装，建筑物及室内的装饰等。控制室将作为余下客房和套房建造的质量标尺。Thecontrolroom,oncecompletedandapprovedforitsarchitecture,finishes,MEPandFF&E,shallserveasthestandardthatContractormustmeetinallguestrooms.Thedeficiencyreviewprocessshallfocusonvariancesintheguestroomsbeingturnedoverfromtheapprovedcontrolroom.Wheretheguestroomofferedforacceptanceconformssubstantiallytothecontrolroomarchitecturally,thedeficiencyinspectionshouldbelimitedtofinishes,FF&EandMEPitems.控制室完成且其建筑结构、装饰、MEP和FF&E经验收后，将成为承包人建造所有客房要达到的标准。对移交的客房进行缺陷评议时，将主要检查与已验收的控制室之间的差别。如果提交验收的客房在建筑结构上与控制室基本相同，则缺陷评议主要检查装饰、FF&E和MEP。c)Procedures程序TheHotelDirectorofEngineering,theFourSeasonsDesign&ConstructionManagerandFF&ECoordinatorwillallparticipateintheinitialdeficiencyreviewofarepresentativecontrolguestroomalongwiththeOwner’srepresentatives,theArchitect,Consultantsandcontractor.ThepurposeofthisjointeffortistoestablishastandardforbothContractorandOwner’srepresentativeswhowillperformthedeficiencyinspections.酒店的工程总监、四季酒店设计与建造部门的经理及FF&E协调员将与业主代表、顾问和承包人一起参加对控制室（客房）的首次缺陷评议。如此联合行动的目的是为负责缺陷评议的承包人和业主代表确立评议的标准。AdeficiencylistwillbedevelopedandgiventoContractorforaction.Frequently,areviewofthistypewillnotonlyidentifycertaindeficienciesuniquetothecontrolroombutwillalsohighlightcommondeficienciesfoundineachroom.TheintentofthecontrolroomreviewistoestablishthebenchmarkthatOwnerandFourSeasonsmutuallyagreeaswellasidentifyingcommondeficiencies.评议后的缺陷表将交给承包人进行修补工作。通常，缺陷评议不仅应检查所评议的房间与控制室的不一致之处，还应关注各个房间的共同缺陷。对控制室进行评议是为了确立业主与四季酒店都同意的质量基准，并找出房间的共同缺陷。Oncethedeficiencylistforthecontrolroomisestablished,Contractorshallworktocorrectthedeficienciesandthenre-offertheroomforafinalreviewandacceptance.Concurrently,theContractor’squalitycontrolteamshouldbeworkingtocorrectthecommondeficienciesidentifiedinallotherroomsthataresubstantiallycomplete.ItistheintentionofthisprogramthatFourSeasonsparticipateintheinitialdeficiencyreviewofabout5%ofguestrooms.一旦控制室的缺陷表完成，承包人应修补缺陷并提交房间作最后验收。同时，承包人的质量控制组应修补所有其它已实际完工的房间里出现的相同的缺陷。本计划的设想是四季酒店在初次缺陷检测中参与大约5%房间的检查工作。Thetoolsrequiredfordeficiencyrevieware:缺陷检查工具有：Constructiondrawingsandspecifications结构图及规格说明Smalltorpedolevel鱼雷型水平尺（小型）Electricsockettester电源插座检测器Tapemeasure卷尺Guestroomchecklist客房检查清单Theroomwillbereviewedfromtwoperspectives;architecturalfixeddécorandmechanical,electricalandplumbingsystems.对房间的检查从两个方面进行：建筑中的固定装饰，以及机械、电气和水暖系统。Alldeficienciesaretobedetailedinwrittenformataccordingtotheabovecategories.Eachitemistobenumberedandthedeficiencyclearlyidentifiedreferringtotheconstructiondrawingsandspecificationsasnecessary.所有缺陷要按照以上分类作书面记录。每一缺陷都要编号，利用结构图和规格说明明确指出每一缺陷的所在。

6.CONSTRUCTIONCOMPLETION建筑完成Constructioncompletionpermitsthesoftopeningofthehotel.AFourSeasonsHotelsoftopeningwillrequireallareasofthehotel,supportfacilitiessuchasstaffhousing,pools,landscaping,etc.tobecomplete,includingdeficiencycorrection,FF&Einstallationandtrainingfinished,withthepossibleexceptionofsomeguestrooms.Hence,softopeningcanbedefinedasthepointintimewhenallpre-openingactivitiesareconcluded.Fromaconstructionpointofview,thepre-openingperiodconsistsofthreemilestoneeventsforeachareaofthehotel:建筑完工后酒店才可进行试营业。四季酒店的试营业需要使用整个酒店；酒店的配套设施，如员工宿舍、泳池、景观美化等必须完工，缺陷得到修补，FF&E安装完成，培训结束；但某些客房可作例外处理。因此，试营业开始的时间就是所有筹建工作完成的时候。从建筑工程的角度来看，酒店里每一部分的筹建期均包含三个阶段：a)Construction建筑Thefirstisthatconstructioniscompleted,deficienciesrectifiedandtheareainquestionisturnedoverforFF&Einstallation.建筑工作完成，缺陷已改正，所涉区域已移交作FF&E安装用。b)FF&EInstallationFF&E安装ThesecondisthatFF&Einstallationiscompleteandtheareainquestionisturnedoverfortraining.第二，FF&E安装完成，所涉区域已移交作培训用。c)Training培训Thethirdandlastisthattrainingiscompleteforallareasduringthepre-openingandhotelisreadytobeoperatedina“softopening”mode.第三个也是最后一个是，筹建期间各区域的培训结束，酒店可进入试营业。TheFourSeasonsphilosophyisthatguestsmustreceivealevelofserviceequivalenttoahotelthathasbeeninoperationforyears.Thesoftopeningmode,whichislikelyabouttwomonthslong,isthatoperatingperiodoftimewhenFourSeasonscontrolsthenumberofhotelguestsandrestaurantpatronsand,hence,effectivelycontrolstheirexperience.Asanexample,initialoperationoftherestaurantslimitsthenumberofcoversto25%ofcapacity.Thenumberofcoversisincreasedgraduallyasthestaffdemonstratestheabilitytoprovideappropriateservice.Thesameapproachappliestotheguestrooms.Whenmanagementdeterminesthatstaffisadequatelytrainedtooperatethehotelat100%,thenthesoftopeningperiodhasconcludedanda“hardopening”isachieved,whichcoincideswiththe“GrandOpening”party.四季酒店的理想是酒店顾客享受到的服务水平应与运营多年的酒店的服务水平相当。试营业期间（大约2个月），四季酒店将控制住客和使用酒店餐厅的人数，以保证他们在酒店里的体验。比如，在开始的时候，餐厅将用餐人数控制在总容量的25%左右。随着员工表现出他们的技能足以提供适当的服务，这个比例将逐渐提高。同样的策略也将应用于客房方面。如管理层认为员工已得到足够的培训，能运作整个酒店时，试营业结束，迎来正式开业，并举行开业庆典。Whilethesoftopeningmayalsoappearasatrainingperiod,itisnottobeconfusedwiththespecifiedtrainingtimeduringthepre-opening.Thesoftopeningperiodiswherestaffrefinetheskillslearnedduringtraininganddeveloptheirconfidencetooperateatfullcapacity.虽然试营业似乎也是一种培训，但这不应与度营业期间进行的专门培训相混淆。试营业期里，员工将完完善他们在培训中学到的技能，并树立起运营整个酒店的信心。

7.TESTING,ADJUSTING,BALANCINGANDCOMMISSIONING测试、调整、协调和试运行a)General概要Contractorisrequiredtoprovidethefollowingservices:承包人应提供以下服务：i)AllHeating,VentilationandAirConditioning(HVAC),electricalandvoiceanddatasystemsarerequiredtobeadjusted,balancedandcommissionedbyalicensedandindependentCommissioningConsultant.Commissioningworkshallnotcommenceuntilallsystemsandinter-relatedsystemsaresubstantiallycomplete.所有供暖,通风与空调（HVAC）系统、电气系统、声音/数据系统都需经独立的试运行顾问进行调整、协配和试运作。试运作应在所有这些系统和相关系统实际完工后进行。ii)ContractoristoengageandpayfortheservicesofanindependentHVACtestingagencytoperformtheworkasspecifiedinpartIIoftheseStandards(Mechanical,ElectricalandPlumbingStandard).Thetestingagencyistobeafirmregularlyengagedinthetesting,balancing,adjustingandcommissioningofheating,ventilationandairconditioning(HVAC)installations.ThetestingagencyshallbesubjecttotheapprovalofFourSeasonsbutwillreportdirectlytoOwnerorhisrepresentative.Theapprovedtestingagencyshallhaveindustrystandardqualificationsandshouldprovideacopyofcurrentlicenseandcertificates.承包人负责联系独立暖通测试机构进行本标准第二部分（机械、电气及水暖标准）中所列各项工作，并对其服务支付报酬。此检测机构应是经常从事供暖,通风与空调（(HVAC)系纺的测试、协配、调整、试运作的机构。测试机构的选择必经四季酒店批准，但其直接向业主或业主代表负责。经批准的测试机构应具有行业从业资格，并要提供有效的许可证和证书的副本。

8.SUBSTANTIALCOMPLETIONANDCLOSEOUTDOCUMENTATION实际完工与项目完工文件a)SubstantialCompletionDocumentation实际完工文件Threemonthspriortosubstantialcompletion,FourSeasonsshallbeprovidedwiththefollowing:在实际完工前3个月，应向四季酒店提供以下材料i)Twosetsofoperatingandmaintenancemanualsforallmechanicalandelectricalequipment.Themanualsshallincludeshopdrawings,descriptiveandtechnicaldata,maintenanceandoperatingprocedures,wiringdiagrams,sparepartslist,localsuppliersforspareparts,andlocalservicerepresentativecontactinformation.Manualshallbeassembledin2”blackloose-leafbindersclearlyidentifiedastotheircontents.Electroniccopyofallabovedocumentationtobeprovidedaswell.各机械及电气装备的操作和维修手册各两份。手册内应包含施工图、说明性的和技术性资料、维修与操作程序、电路图、零件清单、当地零件供货商及维修机构的联系信息。手册将用2英寸厚的黑色活页文件夹装订，文件夹上写明文件名称。另还须提供以上文件的电子版本。ii)Twosetsofmanufacturersrecommendedmaintenanceproceduresforallarchitecturalandinteriordesignmaterials.Eachsetofmaintenanceproceduresshallbeboundandindexedinaloose-leaffolder.Electroniccopyofmaintenanceprocedurestobeprovidedaswell.制造商推荐的建筑及室内设计原料的维护程序两套。每一套程序均用活页文件夹装订，并做索引。另还须提供维护程序的电子版本。b)Completion/CloseOutDocumentation工程完工文件Uponsubstantialcompletion,FourSeasonsshallbeprovidedbyOwner/Contractorwiththefollowingmaintenanceinformation:在工程完工时，业主/承包人须向四季酒店提供以下关于维护的信息：i)Twosetsofarchitectural,mechanical,electricalandinteriordesignasbuiltdrawings.Drawingsshallbeonmylarandshallbeindividuallyboundandclippedinsets.Electroniccopyofalldrawingstobeprovidedaswell.建筑、机械、电气和室内设计的竣工图纸各两份。图纸印在麦拉片（mylar）上，分门别类，单独装订。另还须提供以上图纸的电子版本。ii)Twoboundsummariesofallsubcontractsawardedontheproject,detailingtypeofsub-contractandindicatingthename,addressandtelephonenumberofeachsub-contractor.Electroniccopyofabovecontactinformationtobeprovidedaswell.两册装订好的分包商概要，记载所有参与工程的分包商的类别、名称、地址、电话号码。另还须提供以上联系信息的电子版本。iii)Twoboundcopiesofallarchitecturalandinteriordesignmaterialspecificationsusedintheproperty,includingsmallsamples.ThisdocumentisintendedtoallowpatchandrepairworkbyFourSeasonsmaintenancetoconformtotheoriginalspecificationsforbestblendingeffect.所有工程建筑和室内设计中使用过的原材料（包括小样）的说明文件的复印件，装订成两册。这些文件将便于四季酒店在进行维护修补时选用与原规格说明一致的材料，取得最佳的修补效果。iv)Twoframedvalvechartslistingeachvalvebynumber,systemandfunction.两份框裱阀门图，列明有阀门的编号、所属系统和功能。

9.GUARANTEESANDWARRANTIES质保a)General概要ContractorshallguaranteethebuildingfreefromdefectsforaperiodofnotlessthanoneyearwiththeexceptionoftheitemsincludedintheseStandardsforwhichalongerguaranteeperiodisspecified.承包人应保证建筑在不短于1年的时间内不出现故障；对于要求更长质保期的部分，本标将准确定质保时间的期限。b)StandardWarranties标准质保期Allsystemsandequipmentaretohaveaone-yearwarrantyexceptasnotedbelow.Warrantiesaretocommenceonthedateofsoftopeningandtocontinueforaperiodofoneyear.Contractoristomakeallowanceforsystemsandequipmentbeingputintoserviceforthepurposeofbeneficialusepriortosoftopening.Innocaseist