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Commissioning
What is commissioning?
Commissioning is a systematic and documented process of ensuring that specific building systems perform interactively according to the design intent and the owner's operational needs."
Ideally, the commissioning process will begin in the design phase, with a review of the design intent and constructability/maintainability issues. The process then continues through the construction and acceptance phases, with submittal review and documented verification of proper systems installation and functional performance. Typically, commissioning then concludes with O&M manual review and verification of operator training, and may include additional support through the warranty period.
Why use a Third Party?
Aren't I already paying for this service with my architect and engineering firm?
All projects are "commissioned" at some level. Informal commissioning, that is, commissioning by default or trial by fire, occurs on all projects. The issues are discovered when the building begins operation, leaving the maintenance staff to deal with it, or it just doesn't get fixed. Independent commissioning agents are advocates for the owner with no ties to the other players. Formal commissioning has a very rigorous testing process which ferrets out problems during the construction process. A few of the benefits follow:
- An Assurance Policy - When you commission building systems, the problems are discovered and addressed. Nothing is swept under the carpet, or delayed for lack of interest, or lack of time. System performance is proven. Owners are satisfied because their buildings are complete and performing well, prior to acceptance. Contractors and the design team have far fewer warranty issues to address.
- Indoor Air Quality is Improved - Deficiencies in the HVAC system are discovered early and corrected before people occupy the building, and before the building gets a history or reputation of being a "sick" building.
- Energy Consumption is Optimized - "A welltuned auto consumes less fuel". Likewise, a welltuned building consumes less electricity and gas. A properly commissioned building assures that its internal systems are operating at peak performance.
- Worker Productivity is Improved - Employees have less sick days, administrators are not taken away from their regular duties addressing contingencies such as sick employees and bad publicity. Benefits of Commissioning Documented evidence has proven that use of a qualified third party commissioning agent will help identify and eliminate a host of common problems relating to building systems, including:
- Poor indoor air quality
- High operation cost
- Inefficient system operation
- Expensive equipment maintenance/replacements
- Chronic system malfunction
- Occupant discomfort
- Certain health risks
The Commissioning Process
Design and Specifications Development Phase (Pre-Bid Award):
- Assist Owner with selection of systems appropriate for commissioning.
- Assist Owner and Design Team in developing desired system maintenance and performance criteria for selected systems.
- Develop appropriate commissioning plan/ specification documents for selected systems.
- Review proposed design documents for constructability and maintainability issues on selected systems.
- Attend pre-bid meetings to answer commissioning related questions.
Construction Phase (Post Bid Award):
- Meet with selected contractors to review commissioning requirements and establish a tentative commissioning schedule.
- Review submittals for selected systems.
- Attend job site meetings to monitor progress and communicate issues.
- Develop specific installation verification checklists for selected systems.
- Perform installation verification and note all deficiencies
- Verify systems completion and readiness for functional testing.
- Witness contractor's initial equipment/systems start-up procedures.
- Develop specific performance testing procedures for selected systems.
- Perform functional tests on selected systems and record results.
- Document all noted functional deficiencies.
- Perform re-testing of systems that fail to meet test criteria.
Project Close-out and Post Construction Phase:
- Assist in the appropriate resolution of all outstanding issues.
- Verify completion and/or scheduling of specified systems training.
- Review provided O&M manuals.
- Review provided as-built drawings.
- Verify all commissioned systems are complete and recommend acceptance to the owner.
- Prepare and submit final commissioning report.
- Perform any necessary seasonal testing and attach addendum to final report.
- Monitor post occupancy and warranty period performance. Assist Owner with warranty issues as requested.
- Perform pre-warranty expiration testing as desired by the Owner.
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