Commissioning

Commissioning is defined as the process of verifying and documenting that the facility and all of its systems and assemblies are planned, designed, installed, tested, oper-ated and maintained to meet the owner’s project require-ments (LEED 2007). This quality assurance process aims at delivering a project that meets the owner’s require-ments through an integrated process that spans planning, design, construction, and occupancy (ASHRAE 2005).

Commissioning traditionally applied to HVAC systems, but increasingly more systems of interest to the owner are included in the commissioning scope (GSA 2005). A comprehensive commissioning process will include the following phases and their outcomes to achieve the com-missioning goals (ASHRAE 2005, GSA 2005):

■ Planning (Pre-Design) Phase: During this phase, the commissioning (Cx) team is designated and the com-missioning authority (CxA) is identified as a party

direct-ing and leaddirect-ing the commissiondirect-ing process. The Owner’s Project Requirements (OPR) are documented in this phase; the OPR document includes the functional require-ments of the project. The document is of great importance since it functions as a basis for the phases that follow. Also in this phase a preliminary commissioning plan may be created which “outlines the organization, schedule, alloca-tion of resources, and documentaalloca-tion requirements of the commissioning process” (ASHRAE 2005).

■ Design Phase: During this phase the Basis Of Design (BOD) is prepared by the designers. The docu-ment is developed based on the OPR and includes specific criteria and assumptions for the design. The commission-ing authority will review this document and ensure it is in line with the OPR.

The commissioning authority may review the design and construction documents and provide feedback to the designers. The commissioning authority will also incorpo-rate the commissioning requirements into the construction documents at this phase. The detail and clarity of the com-missioning requirements is crucial in assisting contractors in determining the scope and requirements of commission-ing.

■ Construction Phase: During this phase, the commissioning team aims to ensure that the installed systems meet the intent of the construction documents.

The commissioning authority will hold commissioning meetings to inform the commissioning team about roles and responsibilities and follow up on commissioning

is-the Electrical Contractor

assistance—is also responsible for scheduling the commis-sioning activities and incorporating them into the main schedule.

The commissioning authority may review submittals for commissioned systems to ensure that they meet the owner’s requirements. At the same time testing procedures and checklists are developed to verify that systems per-form as intended. Generally, the verification process is di-vided into pre-functional and functional checks. Through pre-functional checks, the commissioning team ensures that the right equipment is delivered, installed and tested properly. For the functional checks, the commission-ing team tests the commissioned systems in all modes of operation to verify adequate performance under different service conditions.

During this phase, training is provided for owner’s O&M personnel on selected equipment and systems. This is to verify that the O&M staff obtains the required knowl-edge to operate systems properly.

The systems manual document is also prepared in this phase by the commissioning authority; this document is

to help in operating the commissioned systems. Besides the normal O&M manuals, it should include a description of the systems and detail the interaction between the different equipments and systems.

■ Occupancy (Operation) Phase: During this phase, the commissioning authority may review the systems operation with the owner and any outstanding is-sues should be resolved or documented. The final systems manual and the commissioning report will be delivered with any additional changes from the occupancy phase.

A list of various terms frequently used in the commis-sioning process is provided in Appendix A (page 39) to help in understanding the commissioning process.

3.2.1 Commissioning in LEED

LEED addresses commissioning at two levels under the Energy and Atmosphere (EA) category (LEED 2007):

■ Fundamental commissioning: This prerequisite makes commissioning energy related systems mandatory for all LEED buildings.

Planning and Design Construction Occupancy

Designate Commissioning Authority (CxA)

Review contractor submittals appli-cable to systems being commissioned

Review building operation within 10 months after substantial completion Document Owner’s Project

Require-ments (OPR)

Verify the installation and perfor-mance of commissioned systems Develop Basis Of Design (BOD) Develop a system manual for the

com-missioned system Incorporate commissioning

require-ments into the construction docu-ments

Verify that the requirements for train-ing are completed

Conduct commissioning design review prior to mid-construction documents

Complete summary commissioning report

Develop and implement a commissioning plan Table 3.1A: Commissioning Activities in LEED (Source: LEED 2007)

Required for both Fundamental and Enhanced Commisioning

■ Enhanced commissioning: This is a single credit that has several requirements beyond fundamental com-missioning. Table 3.1A explains the requirements for both fundamental and enhanced commissioning throughout

project phases and Table 3.1B describes the responsibili-ties of the electrical contractor and other main parresponsibili-ties for completing such activities. As per LEED requirements, the systems listed in Table 3.2 should be included as a

Activity Main Responsible Party EC Role/Comments

Document Owner’s Project Requirements

• Owner

• Reviewed by CxA and/or Designer

• A source for the original owner needs

Develop Basis Of Design • Designers

• Reviewed by CxA, Owner

• Provides a background on the design intent

Incorporate commission-ing requirements into the construction documents

• CxA (if hired) or Designers

• Source for Cx requirements

• Level of detail may vary considerably from project to project

Conduct commissioning

design review • CxA • May improve the construction

docu-ments.

Review contractor sub-mittals for commissioned systems

• CxA • Provide required submittals for CxA

Verify the installation and performance of commis-sioned systems

• CxA prepares pre-functional and functional checklists

• CxA Inspect construction

• CxA Witness functional testing

• Complete pre-functional & functional checklists

• Perform testing of components & pro-vide testing reports to CxA

• Perform functional testing Develop a systems

man-ual for the commissioned system

• CxA • Provide required documents (e.g. O&M manuals, as built drawings etc.)

Verify that the requirements for training are completed

• CxA verify training

• Owner identifies training requirements

• Provide training plan and schedule to CxA

• Provide and record training Complete summary

com-missioning report • CxA • Provide updated documents if required

Review building operation within 10 months after substantial completion

• CxA and owner review building operations

• Check if it conflicts with normal warran-ties provided

Develop and

imple-ment a commissioning plan

• CxA • Source of information on Cx process

All Occu- PhasespancyConstructionPlanning and Design

Table 3.1B: Responsibilities for Commissioning Activities in LEED

minimum in the commissioning scope (LEED 2007). Ad-ditional systems likely to be included in the commission-ing scope are also identified in Table 3.2 (Heinz & Casault 2004, CS2 2008, CS5 2008).

It should be noted that owners may go beyond the minimum requirements of LEED related to the scope of commissioned systems and the activities required. A review of various LEED projects indicated that commis-sioning scope can vary considerably (CS1 2008, CS2 2008, CS4 2008, CS5 2004, CS6 2008).

To ensure that systems perform in harmony with each other, coordination between various project team mem-bers is required. The commissioning authority (CxA) has the major role of leading and directing the commissioning process. The CxA may be the GC/CM, a subcontractor, a representative of the owner, a design team member or an independent third party. Table 3.3 explains who can play the role of CxA for both fundamental and enhanced commissioning. Electrical contractors should coordinate with the GC/CM, the CxA, and other subcontractors—

especially the mechanical, communications, and controls