GB/T 20299.3-2024Digital technique application of building and residence community - Part 3: Property management (English PDF)

3 Terms and definitions

3.1 The facility and equipment digitization management: integrating the operation monitoring of the facilities and equipment inside the building and residence community on a management platform, and carrying out the monitoring and control of the operating state and the fault alarms of those facilities and equipment.

3.2 The building information modeling operation and maintenance system: a system that uses techniques such as the internet of things, big data, cloud computing and mobile communication to integrate data entered in real time and data imported from original sources, loads them into the BIM model in real time, and so achieves smart operation and maintenance management based on the BIM model.

4 Abbreviations

AI: artificial intelligence. API: application programming interface. APP: application. BIM: building information model or modelling. CIM: city information model or modelling. OA: office automation system. PC: personal computer. pH: potential of hydrogen.

5.1 Database

5.1.1 Database system design. Besides meeting GB/T 42455.1, the design follows the principles of being scientific, systematic, inheritable, compatible, extensible and operable; provides the basic system operations of reading and writing, copying, moving and deleting; provides fast file retrieval with unified retrieval, cataloguing, addition and deletion of data resources; provides both offline and real-time data import; and updates the data periodically or in real time.

5.1.2 Data range. The data should include personnel data, that is population, identity and residence information and the related bindings; building data, that is the basic information on the building, its standard address information and the related electronic documents; facility and equipment data, that is the attributes of the facilities and equipment, the internet-of-things data and the data collected from or exchanged with smart devices; event and message data, that is the basic information on events arising during project operation and maintenance and their handling flow; and BIM model data, that is the BIM model information on the building structure, the building spaces and the related facilities and equipment.

5.1.3 Data storage. Besides meeting GB/T 42455.1, storage shall provide automatic and manual backup and batch updating and deletion, and should support full and incremental backup and compressed storage.

5.1.4 Data processing. The data involved in processing, including personal information, important data and other data, is identified and a data protection catalogue formed and kept up to date; the identified data is classified and graded under the relevant national standards; the data is protected against leakage, theft, alteration, destruction and improper use; important data and sensitive personal information receive particular protection; and the whole life cycle of data processing is recorded so that it can be audited and traced.

5.1.5 Data sharing and exchange. Besides meeting GB/T 38664.1 and GB/T 42455.1, data exchange should use a service interface; management functions for creating, publishing, maintaining and withdrawing interfaces shall be provided; browsing the interface list, viewing interface details and applying for interface sharing shall be supported; and a log query function shall allow multi-dimensional analysis and multi-criteria search of interface calls.

5.2 Application system, internet of things system and BIM operation and maintenance system

5.2 Application system. The unified portal is compatible with mainstream browsers; system users and resources can be added, deleted, changed and queried; data templates can be exported and imported; system administrators and user roles can be defined, with different function rights, resource reading rights and form and API operating rights assigned to different roles; APIs can be added, deleted, changed, queried, grouped, authorized and access-controlled; and the system is used from several ends, such as a PC, an APP and a mini-program.

5.3 Internet of things system. The functions of the sensing and identification internet-of-things system should include device management, network management, system management, interface maintenance and alarms, and system monitoring and configuration changes shall be supported. Cross-system, cross-product and cross-domain information exchange shall be supported and interoperability between heterogeneous components and subsystems achieved. At least one identification coding scheme laid down in a national standard shall be used. Systems and devices that are changed or connected to the internet of things shall be reviewed and managed. Batch management of devices, such as batch updating, deletion, registration, disabling and activation, should be provided. A device deregistration function shall be provided, and after deregistration the historical information on the device shall be kept for the required period.

5.4.1 BIM operation and maintenance system design. The BIM engine is chosen and built on the principles of data security and system reliability. The platform function modules should include model and document management, space management, asset management, facility and equipment maintenance management, energy management and emergency management. The platform should be integrated with the building equipment monitoring system, the security system, the entrance control system, the environment monitoring system and the energy control system. The platform shall have open data integration interfaces and secondary development extension, and shall use internet, internet-of-things and mobile-end application functions.

5.4.2 BIM operation and maintenance model. The basic data of the operation and maintenance model shall be based on the as-built model and optimized according to the operation and maintenance content and requirements; the model should be split and organized by space and by system according to the way it is used; it shall be updated dynamically and continuously from the data of the physical building; and the management and analysis of its data shall be carried out by operation and maintenance software, which should be built on a cloud platform and provide the basic functions of searching, reading, classifying, calculating and giving early warning.

5.4.3 BIM operation and maintenance application. Real-time monitoring, analysis and control of the operating state of the facilities and equipment; querying of dynamic operating information and rapid location of abnormal conditions; setting of alarm rules with an automatic alarm when a device threshold is triggered; linkage with other application systems so that business steps follow on automatically; automatic and manual setting of operation and maintenance plans, carried out on a cycle or as a single job; refined management of the whole life cycle of the facilities and equipment, with the operation and maintenance process closed; and real-time saving and backup of the operation and maintenance data, with classified searching, viewing and analysis supported.

6 Requirements for the digital technique application of property management and service

6.1 General provisions. The digital management software for property management and service shall exchange data with the digital facility monitoring management database, the integrated security management database and the owner information service database. The function modules shall include integrated management, safety management, customer and public services, environmental maintenance management and operation and maintenance service management, and the modules shall support information exchange and linkage. The system shall provide customization of the database structure, the reports, the query criteria and the operating interface. Basic data such as property information and owner information may be exchanged with other software as required by the relevant documents.

6.2 Integrated management. Administration, personnel and finance are managed digitally, with the organizational structure, staffing and job responsibilities defined, and process approval, document management, financial reimbursement, communication and sharing, and performance assessment carried out digitally. Personnel are managed by staff category with different rights on the management platform, and owners and visitors should be managed through the application platform with electronic files created for owners. Asset management records the location of the building, the property type, the area, the distribution of facilities, the building structure, the room number and the layout; the use status of the property should be managed and summarized by categories such as tenancy status; material purchasing and issue should be managed digitally with stock in and out and stock enquiry; and QR codes should be generated for facilities and equipment so that each item has its own code. Quality management uses a centrally handled owner service model in which complaints, repair requests and paid services are dispatched, tracked and supervised through one platform, connects the property, personnel, environmental maintenance, order maintenance and engineering modules into a complete business flow supporting several tasks triggered at once, and should set up a service evaluation mechanism that collects owner feedback, issues targeted rectification work orders and evaluates the result. Supplier management builds supplier databases by category of material, article and service, supporting contract management, information recording and summary evaluation.

6.3 Safety management. Order maintenance covers entrance and exit control, surveillance, traffic signalling and parking charge management at vehicle passages and garage gates, with a real-time file for each vehicle bound to vehicle, parking space and property information, automatic switching between fixed and temporary charging, control and alarm push for vehicles under watch, retrieval and statistical analysis of passage records, networked management of entrances with mobile payment and entrance space display, data exchange with other systems through the interface of GA/T 1400.4, two-way speech between an unattended entrance intercom and the control room, linkage between the vehicle entrance control system and the fire alarm system to raise the barrier, and compliance with GB 51348 and GB 50348. Entrance control management provides rights setting, real-time monitoring, record query, abnormality alarm and emergency access, should support remote door opening, and shall open standardized data interfaces for sharing passage records, device status and personnel rights. Visitor management registers visitor details, visit time and the person visited, and allows appointments, records and passage records to be traced. Fire safety management collects and reports hazards such as fire doors left open, abnormal hydrants, blocked escape routes and abnormal electrical installations, and should locate and display them on the CIM in real time, start the handling flow, push it to the staff concerned, and allow tracing and statistical analysis. Lift safety management monitors the running state of lifts and raises alarms, offers a data sharing interface to third-party systems, and should monitor the machine room, car and pit through sensors or intelligent video analysis. Security management covers video surveillance with image recording and review, linkage with perimeter intrusion and emergency alarm systems, perimeter systems detecting crossing and loitering and covering blind spots, intrusion alarms in special rooms and monitoring and alarms for objects thrown from height.

6.4 Customer and public services. Information is pushed through large displays and mobile devices. Repair reporting allows owners to report community events and request repairs to public facilities, should offer a commercial repair booking service, and should let owners and staff query and update the progress of each item. Utility payment should let owners pay property service charges, parking charges and daily charges online and query and download electronic receipts. Complaints and suggestions should be submitted, tracked and answered online. Home care for the elderly requires basic electronic and health files for elderly owners, should connect monitoring devices that offer an interface, should allow online booking of assistance services, and may link to a health and elderly care platform. Commercial services should provide a standardized online booking system and functions for purchasing guides, delivery notices, consumption records, supplier enquiries, warranty registration, returns and quality complaints.

6.5 Environmental maintenance management. The environment monitoring system may monitor noise, PM2.5 concentration, carbon monoxide concentration, carbon dioxide concentration, air temperature and air humidity inside buildings and may open data interfaces for linkage with the related facilities. Waste sorting facilities may use the internet of things, big data and artificial intelligence to identify recyclable, hazardous and other household waste, weigh or measure it automatically, open, store and close automatically, and monitor and warn of normal operation, full load, leakage, faults or movement of the bins, and may carry waste sorting through to sorted transport inside the community. Irrigation facilities shall use a smart irrigation system for water saving and approximate control of plant physiology and humidity, with automatic monitoring and control of supply flow, supply pressure, soil water, crop growth information and meteorological data, and wireless nodes providing monitoring and control of valve opening and closing and real-time sensing.

6.6 Operation and maintenance service management. Repair management turns fault information directly into a work order, notifies the repair staff automatically, records the whole repair process for later tracing and provides statistics that can be summarized by category at any time. Inspection management allows inspection plans to be customized and uploaded with automatic reminders when due, checks the authenticity of the results against the plan and generates and pushes the inspection report to the supervisor. Maintenance management sets periodic reminders for key equipment and generates and pushes the maintenance report. Records management uploads and dynamically manages digital equipment assets, network topologies, CAD drawings and data backups, keeps repair, inspection and maintenance records automatically for the long term in one-to-one correspondence with the equipment assets, and saves the monthly and quarterly reports automatically.

7 Requirements for the digital management of facilities and equipment

7.1 General provisions. The operation monitoring of lifts, water supply and drainage equipment, power supply and lighting equipment and heating, ventilation and air conditioning equipment inside the building and residence community should be integrated on one digital facility and equipment management system. That system shall upload the operating state of the public equipment, the fault alarm information and the energy metering readings to the database. The digital facility operation monitoring centre shall monitor the operating state, watch and acknowledge fault alarms, control operation, and record and query the operating state and the fault alarm information, with query of running hours and maintenance records supported. The communication protocol of the system shall meet GB/T 20299.4. Authorized property staff may monitor, control, download, record and query the state, alarms, data and documents over the internet and over the local network. Staff on 24-hour duty at the equipment monitoring centre may monitor, control, acknowledge, handle, record and query the state of the public equipment, its online status, the network link status and fault alarms, and have priority of monitoring operation. The system shall be linked with the automatic fire alarm system and the integrated security monitoring system, shall support the transmission of alarm information over several protocols, shall provide a data sharing interface to third-party systems, and shall support record query while avoiding repeated alarm reporting. Computers, operating systems and office software shall meet the corresponding level of GB/T 37095, internet-of-things sensing layer gateways the corresponding level of GB/T 37024, and cryptographic devices shall be of a type and model approved by the state cryptography administration.

7.2 Security facility management. Entrance control facilities are built to GB 50396 and cover personnel entrances and vehicle entrances, personnel entrances authenticating people and vehicle entrances authenticating motor vehicles by licence plate recognition, with the entrance control system opening automatically in a fire or other emergency. Smart entrance control equipment should be fitted at community entrances and building unit doors, with voice call or video intercom, and abnormal alarms such as forced opening of a unit door and failure to close in time shall be provided. Licence plate recognition systems meet GA/T 833, GB/T 28649 and GA/T 497, should recognize plates automatically at each vehicle entrance, shall share passage data with third-party systems as laid down in GA/T 1400.4, and shall store vehicle passage records for not less than 180 d. The electronic patrol system uses chips, QR codes or video to set patrol routes and frequencies and to supervise, record and alarm on the patrol work. The intrusion alarm system leaves no blind spots on the perimeter, provides audible and visible alarm linkage, should provide a data sharing interface to third-party systems and shall meet GB/T 7946. The car park management system records vehicle entries, exits and positions, should record entries and exits and complete charging, and should keep data backups. Household alarm devices that provide a data interface may push burglary and emergency alarms to the control room. The public address system may broadcast background music, notices and meetings and shall be overridden by emergency broadcasting in a fire or theft. Video surveillance shall cover the community perimeter and entrances, building unit doors, car park entrances, main roads, fire routes and key public areas, with terminals meeting GA/T 1127 and the networking protocol meeting GB/T 28181, and other functions meeting GB 35114, GB/T 21741 and GB/T 30147.

7.3 Fire facility management. Fire detection devices shall meet GB 30122, GB 20517 and GB 15322.2 and should include fire detection and fire linkage control, electrical fire monitoring, fire door monitoring and fire power supply monitoring; heat detectors, smoke detectors, manual call points and audible and visible alarms shall be fitted in the public areas of each storey, and heat detectors, smoke detectors and combustible gas detectors may be fitted inside dwellings. A fire control room shall be provided for a protected object having an automatic fire alarm system with fire linkage, and may be combined with the security monitoring room. The graphic display device of the fire control room shall show the dynamic information of the fire systems and equipment and the fire safety management information, shall leave an interface for a remote monitoring system and shall be able to transmit information to it; the room shall have its own protective measures and internal and external communication, an emergency alarm device and a communication interface for reporting to the next higher alarm handling centre, with battery capacity meeting GB 51348, and its display, control, information recording and information transmission meeting GB 25506. For fire fighting installations, door contacts should be fitted on the doors of hydrant cabinets in high-rise buildings and pressure sensors on the hydrants; the automatic sprinkler system is monitored at the highest and least favourable pressure points of the pipe network and its linkage control meets GB 50116; and the pressure of the outlet pipe of the high-level tank and the least favourable point of the fire main, and the water level of the fire pool and the high-level tank, are monitored in real time. Escape facilities cover emergency lighting and escape indication systems, with the three system types started respectively by the fire alarm controller or fire linkage controller through the emergency lighting controller, by the fire linkage controller through the centralized power supply and distribution device, and by the fire linkage controller through the emergency lighting distribution box; after a fire is confirmed the systems are started in sequence beginning with the alarm zone in which the fire has occurred, and the time for the whole system to enter the emergency state shall not exceed 5 s. Fire violation monitoring should bury magnetic vehicle detectors meeting GB/T 35548 or fit sensing instruments on fire routes so that occupation of the route raises an alarm, and may use chips and video AI to alarm in real time on fire routes occupied by vehicles, illegally parked electric bicycles, blockages and bicycles taken into buildings. Third-party linkage requires maintenance contractors to upload their maintenance plans and records, to use the platform client so that alarms, faults and work orders are pushed to them, to upload third-party inspection reports on a regular reminder, and to set up a linkage mechanism with nearby rescue forces that can be called with one key.

7.4 Management of other public facilities and equipment. The power supply and distribution system monitors the state and operating parameters of the high and low voltage switches and alarms on faults and power failures; monitors the temperature and humidity, busbar temperature, water leakage, smoke and video of the substation room against sensible warning thresholds; and should use smart remote devices in the distribution cabinets to follow tripping and energy metering. Public lighting should monitor and zone-control the lighting equipment, set and control energy saving, monitor and control landscape lighting and alarm on abnormalities, and should fit smart lamp posts at key entrances carrying audio and video publishing, air quality monitoring, video surveillance, a communication base station and a one-key alarm. The water supply and drainage system covers monitoring and control of the supply pumps, pump fault and tank level alarms, monitoring and control of the filtering and sterilizing equipment of the drinking water tank and its fault alarm, and monitoring and control of the automatic garden irrigation equipment and its fault alarm, and may connect to the sewage treatment station and to water leakage monitoring, video surveillance and drainage installations. The secondary water supply monitoring system shall monitor abnormal states such as pressure, an empty tank and freezing and raise alarms, and should monitor turbidity, residual chlorine, pH, conductivity and colour online. Manhole cover monitoring should detect sewage overflow, tilting, opening and device faults. Ventilation and air conditioning equipment shall have operating state monitoring and control and fault and power failure alarms, and should have energy saving management, including variable frequency control of large central air conditioning pumps, dynamic balancing of the outlet water temperature of the chiller against the load, dynamic control of the cooling towers, monitoring and control of the indoor and outdoor units of split systems, remote, manual and automatic control of the fresh air system driven by real-time air quality data, and AI modelling of cooling and heating demand, air temperature, indoor occupancy and heat-emitting equipment. Underground pipe networks should connect to the data platforms of the municipal water, gas, heat, power and telecommunication lines, should provide location and abnormality alarm queries for the inspection wells of buried or trenched service lines with digital twin control over the whole life cycle, and should alarm and feed back on abnormalities of the buried lines or of surface drainage. Charging points cover electric bicycle and electric vehicle charging facilities, the bicycle facilities being fixed, and shall display the number, location, device state and charging state, predict potential electrical risk and show fault alarms in good time, and should send maintenance and repair tasks straight to the mobile devices of the staff concerned. Renewable energy installations monitor the pressure and temperature of solar thermal equipment with video surveillance of its position, and monitor the operating state of photovoltaic generating equipment and of ground source heat pumps, alarming on abnormalities. Sensing devices should be of certified, reliable, easily recoverable, accurate and long-running types, should be interconnected by the same standard protocol, shall be sited in a safe place free of causes of physical damage, shall have a stable power supply and physical protection against fire, theft, damp, lightning and electromagnetic interference, and shall have communication integrity checking and mechanisms for handling communication delay and interruption.

7.5 Energy monitoring. Remote water meters should be fitted on the water mains and branches and remote electricity meters in the electricity meter boxes and branches so that water and electricity data are collected and monitored at three or four levels; energy consumption should be monitored by storey, by item and by category with alarms on abnormal consumption; heavy consumers shall be given particular control under a consumption quota mechanism applied monthly, quarterly and yearly with early warning when the quota is exceeded; and gas, heat metering and the consumption of the refrigeration and heating plant rooms shall be monitored with alarms on abnormal consumption.

8 Requirements for other digital application services

8.1 General provisions. The information services offered to owners include party building leadership, credit information management, owner self-government, the community forum, community medical care and community culture and sport. Authorized property staff may monitor, control, download, record and query the data of each of those sections over the internet and the local network and provide the related services. Other digital applications shall provide rights management, operation logging and automatic data backup, and shall provide customization of the database structure, the reports, the query criteria and the operating interface.

8.2 Party building leadership. The platform should connect to the community party building services, create electronic files for owner party members and property enterprise party members and organize their participation in the life of the community party organization; should organize, publicize and summarize joint party building activities online; and should publicize online the outstanding examples among owner and property enterprise party members.

8.3 Credit information management. The platform may collect credit data on credit subjects and provide credit evaluation, credit report enquiry, credit publication and service push; and may achieve linkage by connecting to the municipal government affairs platform so that credit information is exchanged with the natural resources, ecology and environment, market regulation, city management, civil affairs, public security, fire, emergency management, court, financial, tax, statistics and housing fund departments.

8.4 to 8.7 Other services. The owner self-government platform shall provide for the preparation and re-election of the owners' committee, online confirmation of voting rights and online voting, with the related smart reminders. The community forum shall let owners, property enterprises and the residents' committee communicate online on property management. Community medical care should set up an online consultation mechanism covering the household and community ends and several situations, connecting health indicator monitoring, past record enquiry, online video consultation, online prescription review, online payment and medicine delivery, and outpatient registration should support online booking and smart triage. Community culture and sport should publish activities and take bookings on mobile devices, let residents browse activity information, submit their details and sign in electronically, provide information on public venues inside and near the community with an online booking channel, and let the booking status of a venue be checked and a given time slot or session booked.

9 Information security requirements

9.1 System security. Unified account authentication, authorization and auditing shall be used, with identity management, security authentication and access rights control, and a record of user access. The principle of least privilege shall be applied, with management of account passwords and login policies and support for setting the login method and the file access rights of users. Remote access shall be restricted, anonymous user rights limited, and the number of concurrent connections of a single user and connection timeouts capable of being set. Interfaces shall meet the requirements for unified security policy configuration, unified security monitoring, unified authentication and authorization, unified user management and unified security management and security operation interfaces.

9.2 Network security. Besides meeting GB/T 42455.1, the network shall be deployed in isolation with a firewall on the network boundary; access control shall be strict, with a network policy management mechanism and a defined application and review flow so that the creation, change and withdrawal of access policies are all on record; an intrusion prevention system should analyse the network data flow in depth and block or limit attacks and misuse by hackers, worms, viruses and trojans in real time; and the logging function of the network and security devices shall be switched on so that violations are found in good time.

9.3 Host security. Anti-virus software is installed on the servers and PCs of the system, with periodic virus scanning and scheduled software and virus library updating; the servers and PCs are scanned for vulnerabilities on a regular basis so that they are patched in good time and the risk level assessed objectively; logging and auditing are switched on for the servers and audited periodically by the auditor; and the working state of the servers is monitored in real time.

9.4 Data security. Besides meeting GB/T 42455.1, a strict data security operation and maintenance management system shall define the rights of operation and maintenance staff and developers over the data; multiple isolation techniques shall build a data security area preventing the leakage of important data; protection mechanisms supported by cryptographic techniques shall protect important data and sensitive personal information; a disaster recovery plan shall guard against data loss from server faults, application errors and human error; a sensible database password change cycle shall be set and the passwords updated periodically; logging and auditing shall be switched on and the database logs audited periodically; and the operation of the database shall be monitored periodically.

9.5 Application security. Besides meeting GB/T 42455.1, sound operating procedures for the application system shall be set up with standardized allocation and management of user accounts and rights; the security of mobile APP applications shall meet GB/T 35273 and GB/T 42582; a web application protection system should block injection attacks, cross-site attacks, script trojans and other web security problems in real time; an anti-tampering system should protect the platform applications and restore them in real time after tampering; application security vulnerability scanning shall be carried out periodically so that hidden platform risks are found and handled and the risk level assessed objectively; logging and auditing shall be switched on together with statistics, query, analysis and audit reporting on the audit records; and the running state of the system shall be monitored in real time.