Note: Adams 12 Five Star Schools uses variations of this document for commissioning

projects for new and existing schools. The sample document was provided to
Adams 12 Five Star Schools ! Architectural "nerg! #orporation
www.archenerg!.com. $odif! the document to meet !our re%uirements. For
further information& contact 'ac( )empse! *2+,-*2,./.+& email
jac(.dempse!0adams12.org
Commissioning Specification
Introduction
The commissioning specification provides a framework and specific language for
including commissioning in construction specifications. The section format follows the
MasterFormat Level 1 and 2 titles (Copright 1!!"# The Construction $pecifications
Institute%. The commissioning specification language can &e used directl to descri&e
the commissioning process for design'&id'&uild pro(ects that use a third part
commissioning provider. $ome sections will re)uire the user to customi*e the
language to fit the owner+s re)uirements. For e,ample# the user should customi*e
$ection -1..- (Closeout /e)uirements% to fit the contract tpe and standards of the
owner. The commissioning specifications should &e carefull reviewed for integration
into the overall intent of the design documents.
$ample Commissioning $pecification
0ivision 1 1 2eneral /e)uirements
01300 Administrative Requirements
01310 Project Management and Coordination
34/T 1 ' 2565/4L
1.-7 Commissioning
4. The pro(ect will have selected &uilding sstems commissioned. The
e)uipment and sstems to &e commissioned are specified in $ection
-181-. The commissioning process is descri&ed in $ection -181-.
1.-7 3rogress Meetings
4. 3rogress meetings during e)uipment start'up and functional performance
testing shall include commissioning coordination in addition to the
standard meeting format.
1.-7 3re'Installation Conferences
4. Commissioning will include a scoping meeting where all mem&ers of the
design and construction team to &e involved in the commissioning
process meet and agree on the scope of work# tasks# schedules#
delivera&les# and responsi&ilities for implementation of the
Commissioning 3lan.
1.-7 /elated $ections
4. $ection -181- 9 Commissioning
01330 Submittal Procedures
34/T 1 ' 2565/4L
1.-7 $u&mittal /e)uirements for Commissioning
4. The commissioning provider will receive a cop of the standard su&mittals
for e)uipment to &e commissioned.
:. The commissioning provider ma re)uire additional documentation
necessar for the commissioning process. The Contractor will receive a
written re)uest from the commissioning provider for specific e)uipment or
sstem information.
1.-7 /elated $ections
$ample Commissioning $pecification 1
4. $ection -181- 9 Commissioning
01700 !ecution Requirements
017"0 Starting and Adjusting
34/T 1' 2565/4L
1.-7 Commissioning
4. 5)uipment start'up re)uires coordination with the commissioning process
descri&ed in $ection -181-. The start'up procedures shall document all
manufacturer+s recommendations for installation# inspection# and start'up.
5)uipment is not ;temporaril< started (for heating or cooling%# until all
manufacturer+s installation and start'up procedures are completed# and
moisture# dust and other environmental or &uilding integrit issues have
&een addressed.
1.-7 /elated $ections
4. $ection -181- 9 Commissioning
01770 Closeout Procedures
34/T 1' 2565/4L
1.-7 $ummar
4. 4dministrative and procedural re)uirements for pro(ect closeout include
approved commissioning documentation as descri&ed in the following
paragraphs.
1.-7 $u&stantial Completion
4. 3rior to notifing the architect that the pro(ect is complete according to the
construction and contract documents# the Contractor shall su&mit to the
4rchitect=
1. 4pproved pre'functional checklists and functional performance testing reports
from the commissioning documentation.
1.-7 Final 4cceptance
4. 3rior to re)uesting inspection for verification of completion of all outstanding
items# the Contractor shall su&mit to the 4rchitect=
1. The commissioning re)uirements of $ection -181- must &e complete prior to
$ample Commissioning $pecification 2
final acceptance# unless approved in writing & the owner+s representative.
5,ceptions to this are an re)uired seasonal or approved deferred testing.
1.-7 /elated $ections
4. $ection -181- 9 Commissioning
017#0 Closeout Submittals
34/T 1' 2565/4L
1.-7 $ummar
4. Includes 3rocedures for closeout su&mittals# revised pro(ect documents#
and deliver and distri&ution of spare parts and maintenance materials.
1.-7 $chedule
4. $u&mit operations and maintenance manuals to the commissioning
provider for review concurrent with review & design team.
1.-7 /elated $ections
4. $ection -181- 9 Commissioning
:. $ection -18>- 9 ?peration and Maintenance
34/T > 575C@TI?6
>.-7 ?peration and Maintenance Manuals
4. Content and Format. 1ist specific content and format re%uirements for
operations and maintenance manuals in this section.
:. Commissioning 3rovider /eview. 3rior to su&stantial completion# the
Commissioning 3rovider reviews the ?AM manuals for sstems that were
commissioned. The manuals are reviewed for completeness and for
adherence to the re)uirements of the specifications. The C3 will
communicate deficiencies in the manuals to the 3M. Materials ma &e
added# or re)uested from the contractors# to stress and enhance the
importance of sstem interactions# trou&leshooting# and long'term
preventative maintenance and operation. This work does not supersede
the 4B5 team+s review of the ?AM manuals.
>.-7. Commissioning /ecord in ?AM Manuals.
4. The Commissioning 3rovider is responsi&le to compile# organi*e and
inde, all commissioning data into la&eled and inde,ed three'ring &inders
$ample Commissioning $pecification >
for deliver it to the 3M. The manual summari*e all of the tasks# findings#
and documentation of the commissioning process. The report addresses
the actual performance of the &uilding sstems in reference to the design
intent and contract documents
01#00 $acilit% &peration
01#10 Commissioning
34/T 1 ' 2565/4L
1.1 $ummar
4. Commissioning is a comprehensive and sstematic process to verif that the
&uilding sstems perform as designed to meet the owner+s re)uirements.
Commissioning during the construction# acceptance# and warrant phases is
intended to achieve the following specific o&(ectives=
1. Cerif and document that e)uipment is installed and started per
manufacturer+s recommendations and to industr accepted minimum
standards.
2. Cerif and document that e)uipment and sstems receive complete
operational checkout & installing contractors.
>. Cerif and document e)uipment and sstem performance.
D. Cerif the completeness of operations and maintenance materials.
". 5nsure that the owner+s operating personnel are ade)uatel trained on the
operation and maintenance of &uilding e)uipment.
The commissioning process does not take awa from or reduce the
responsi&ilit of the sstem designers or installing contractors to provide a
finished and full functioning product.
1.2 Coordination
4. Commissioning Team. The mem&ers of the commissioning team consist of the
Commissioning 3rovider (C3%# the ?wner+s /epresentative (3M%# the 2eneral
Contractor (2C or Contractor%# the architect and design engineers (4B5%# the
Mechanical Contractor (MC%# the 5lectrical Contractor (5C%# the T4:
representative (T4:%# the Controls Contractor (CC%# the owner+s maintenance
staff# and an other installing su&contractors or suppliers of e)uipment.
:. Management.
)efine the management and contractual model for the commissioning provider.
The #2 is t!picall! under contract with the owner& ut commissioning can also e
provided under management ! the design team or general contractor.
$ample Commissioning $pecification D
C. $cheduling. The C3 will work with the 3M to schedule commissioning activities.
The 2C shall integrate all commissioning activities into the master construction
schedule. 4ll parties will address scheduling issues in a timel manner in order
to e,pedite the commissioning process.
1.> Commissioning 3rocess
4. The following activities descri&e the commissioning tasks during construction
and the general order in which the occur. The commissioning provider
coordinates all activities.
1. $coping Meeting. 4ll mem&ers of the design and construction team that will &e
involved in the commissioning process meet and agree on the scope of work#
tasks# schedules# delivera&les# and responsi&ilities for implementation of the
Commissioning 3lan.
2. Commissioning 3lan. The commissioning plan provides guidance in the
e,ecution of the commissioning process. The $pecifications take precedence
over the Commissioning 3lan.
>. $u&mittals . 5)uipment documentation is su&mitted to the C3 during normal
su&mittals# including detailed start'up procedures.
D. $tart'@pB3re'Functional Checklists . The C3 works with the $u&s to develop
startup plans and documentation formats# including providing the $u&s with pre'
functional checklists to &e completed during the startup process.
". Functional 3erformance Testing . The C3 develops specific e)uipment and
sstem functional performance test procedures. The $u&s review the
procedures. The procedures are e,ecuted & the $u&s# under the direction of#
and documented & the C3.
E. 0eficiencies and /esolution . The C3 documents items of non'compliance in
materials# installation or operation. The items are corrected at the $u&+s
e,pense and the e)uipment or sstems are retested.
.. ?perations and Maintenance 0ocumentation . The C3 reviews the ?AM
documentation for completeness.
8. Training . The C3 reviews and coordinates the training provided & the $u&s
and verifies that it is completed.
!. $easonal Testing . 0eferred or seasonal testing is conducted# as re)uired.
1.D /elated $ections
4. $pecific commissioning re)uirements are given in the following sections of these
specifications.
4. $ection -1>>- 9 3ro(ect Management and Coordination
:. $ection -1>>- 9 $u&mittal 3rocedures
C. $ection -1."- 9 $tarting and 4d(usting
0. $ection -1..- 9 Closeout 3rocedures
5. $ection -1.8- 9 Closeout $u&mittals
F. $ection --81- 9 Commissioning
$ample Commissioning $pecification "
2. $ection --82- 9 0emonstration and Training
F. $ection --8>- 9 ?peration and Maintenance
I. $ection 1"-"- 9 :asic Mechanical Materials and Methods
G. $ection 1E-"- 9 :asic 5lectrical Materials and Methods
1." /5$3?6$I:ILITI5$
4. The responsi&ilities of various parties in the commissioning process are
provided in this section. 6ote that the services for the 3ro(ect Manager# 0esign
Team# and Commissioning 3rovider are not included in this contract. The
Contractor is not responsi&le for providing their services. Their responsi&ilities
are listed here to clarif the commissioning process.
:. Commissioning 3rovider (C3%
The C3 is not responsi&le for design concept# design criteria# code compliance#
general construction scheduling# cost estimating# or construction management.
The C3 ma assist with pro&lem'solving deficiencies# &ut ultimatel that
responsi&ilit resides with the general contractor and the 4B5 team. The primar
role of the C3 is to develop and coordinate the e,ecution of a testing plan to
verif and document that sstems are functioning in accordance with the design
intent and the Construction 0ocuments.
#onstruction and Acceptance 2hase
Coordinates and directs all commissioning activities. Hork with the 2C and
3M to ensure that commissioning activities are scheduled.
Maintain an up'to'date Commissioning 3lan.
3lan and conduct the commissioning scoping meeting.
/e)uest and review additional information re)uired to perform
commissioning tasks# including ?AM materials# contractor start'up and
checkout procedures# and se)uences of operation.
/eview Contractor su&mittals applica&le to commissioned sstems#
concurrent with the 4B5 reviews.
0evelop start'up and checkout plans with $u&s. Hrite and distri&ute pre'
functional checklists.
3erform site visits# as necessar# to o&serve component and sstem
installations. 4ttend construction (o&'site meetings# as necessar# to monitor
construction and commissioning progress.
/eview completed pre'functional checklist and start'up reports.
4ssist with coordination of start'up re)uirements with T4: re)uirements.
Hrite functional performance test procedures for e)uipment and sstems.
Coordinate# witness# and document functional performance tests completed
& installing contractors. Coordinate retesting as necessar until satisfactor
performance is verified.
Maintain a master deficienc and resolution record. 3rovide the 3M with
written progress reports and test results with recommended actions.
$ample Commissioning $pecification E
/eview the training proposed & the contractors for the ?wner+s operating
personnel.
/eview the ?AM manuals.
3repare a final commissioning report.
3arrant! 2eriod
Coordinate and supervise re)uired seasonal or deferred testing and
deficienc corrections.
4ssist in the development of a preventative maintenance plan and review as'
&uilt documentation.
C. 0esign Team (4B5%
#onstruction and Acceptance 2hase
4ttend commissioning scoping meeting and additional meetings# as
necessar.
3rovide design intent and se)uence of operation documentation as re)uired
& the C3.
4ssist in resolution of sstem deficiencies identified during commissioning.
/eview and approve the operations and maintenance manuals.
?ptional= /eview e)uipment start'up and pre'functional checklists. /eview
functional performance test plans. Hitness performance testing.
3arrant! 2eriod
4ssist in resolution of sstem deficiencies identified during warrant period
commissioning.
0. ?wner+s 3ro(ect Manager (3M%
#onstruction and Acceptance 2hase
Manage the contract of the C3.
4ttend commissioning scoping meeting and additional meetings# as
necessar.
4rrange for facilit operating and maintenance personnel to participate in
commissioning activities and training sessions.
3rovide final approval for the completion of the commissioning work.
3arrant! 2eriod
5nsure that an seasonal or deferred testing and an deficienc issues are
addressed.
5. 2eneral Contractor (2C%
#onstruction and Acceptance 2hase
Facilitate the coordination of the commissioning work & the C3.
$ample Commissioning $pecification .
4ttend commissioning scoping meeting and additional meetings# as
necessar.
Furnish copies of construction documents# addenda# change orders and
approved su&mittals and shop drawings related to commissioned e)uipment
to the C3.
5nsure that $u&s e,ecute their commissioning responsi&ilities according to
the $pecifications and Commissioning 3lan.
Coordinate the training of owner personnel.
3repare ?AM manuals# according to the $pecifications# including updating
original se)uences of operation to as'&uilt conditions.
3arrant! 2eriod
5nsure that $u&s e,ecute re)uired seasonal or deferred functional
performance testing.
5nsure that $u&s correct deficiencies and make necessar ad(ustments to
?AM manuals and as'&uilt drawings for issues identified during the warrant
period.
F. Mechanical# 5lectrical# Controls and T4: Contractors
#onstruction and Acceptance 2hases
4ttend commissioning scoping meeting and additional meetings# as
necessar.
3rovide additional re)uested documentation# prior to normal ?AM manual
su&mittals# to the C3 for development of start'up and functional testing
procedures.
4ssist in clarification of operation and control of commissioned e)uipment
where the specifications# control drawings or e)uipment documentation is not
sufficient for writing detailed testing procedures.
0evelop a start'up and checkout plan for all commissioned e)uipment &ased
on manufacturer+s recommendations and pre'functional checklists from the
C3. $u&mit to C3 for review and approval prior to startup.
0uring the startup and checkout process# e,ecute the mechanical'related
portions of the pre'functional checklists for all commissioned e)uipment.
3erform and clearl document all completed startup and sstem operational
checkout procedures.
/esolve 4B5 punch list items &efore functional testing. 4ir and water T4:
shall &e completed with discrepancies and pro&lems resolved &efore
functional testing.
3erform functional performance testing# under the direction of the C3# for
commissioned e)uipment.
/esolve e)uipment or sstem deficiencies and retest as re)uired to verif
modified performance.
3repare ?AM manuals according to the $pecifications# including updating
$ample Commissioning $pecification 8
original se)uences of operation to as'&uilt conditions.
3rovide training of the ?wner+s operating personnel as specified.
Coordinate with e)uipment manufacturers to determine re)uirements to
maintain the validit of warranties.
3arrant! 2eriod
5,ecute seasonal or deferred functional performance testing# as necessar.
Correct deficiencies and make necessar ad(ustments to ?AM manuals and
as'&uilt drawings for issues identified during the warrant period.
2. Controls Contractor The commissioning responsi&ilities of the controls
contractor# during construction and acceptance phases in addition to those listed
in (F% are=
1. $e)uences of ?peration $u&mittals. The temperature controls su&mittals
shall include complete and detailed se)uences of operation for each piece of
e)uipment# regardless of the completeness and clarit of the se)uences in the
specifications. The shall include=
a. 4 narrative description of the sstem# descri&ing its purpose# components and
function.
&. Interactions and interlocks with other sstems.
c. 0elineation of control interactions &etween packaged controls and the
&uilding automation sstem# including a listing of monitored points# controlled
points# and ad(usta&le points.
d. Hritten se)uences of control for packaged controlled e)uipment.
e. $e)uences of control for all modes of operation ($tart'up# Harm'up# Cool'
down# 6ormal occupied# @noccupied# 5mergenc $hutdown# etc.%.
f. Capacit control se)uences and e)uipment staging.
g. Temperature and pressure control se)uences (set&acks# resets# etc.%.
h. $e)uences for all control strategies (economi*er control# optimum startBstop#
optimi*ation# demand limiting# etc.%.
i. 5ffects of power or e)uipment failure with all stand& component functions.
(. $e)uences for alarms and emergenc shutdowns.
k. $easonal operational re)uirements.
2. Control 0rawings $u&mittal
a. The control drawings shall have a ke to all a&&reviations.
&. The control drawings shall contain graphic schematic depictions of the
sstems and each component.
c. The schematics will include the sstem and component laout of all e)uipment
that the control sstem monitors# ena&les or controls# even if the e)uipment is
primaril controlled & packaged or integral controls.
d. 3rovide a full points list with at least the following included for each point=
1% Controlled sstem
2% 3oint a&&reviation
>% 3oint description
$ample Commissioning $pecification !
D% 3oint tpe (digitalBanalog# inputBoutput%
"% 0ispla unit
E% Control point or setpoint (Ies B 6o%
.% Monitoring point (Ies B 6o%
8% Intermediate point (Ies B 6o%
!% Calculated point (Ies B 6o%
>. 4n as'&uilt version of the control drawings and se)uences of operation
shall &e included in the final controls ?AM manual su&mittal.
D. The controls contractor shall prepare a written plan indicating in a step'
&'step manner# the procedures that will &e followed to test# checkout and
ad(ust the control sstem prior to functional performance testing.
". 3rovide a signed and dated certification to the C3 and 3M upon
completion of the control sstem checkout.
F. 5)uipment $uppliers
3rovide re)uested su&mittal data# including detailed start'up procedures and
specific responsi&ilities of the ?wner to keep warranties in effect.
3rovide information re)uested & C3 regarding e)uipment se)uence of
operation and testing procedures.
4ssist in e)uipment testing per agreements with $u&s.
1.E Commissioning $cope
4. The following checked e)uipment will &e commissioned in this pro(ect.
S%stem quipment C'ec(
FC4C $stem Chillers
3umps 7
Cooling tower
:oilers 7
3iping sstems
0uctwork
Caria&le fre)uenc drives 7
4ir handlers 7
3ackaged 4C units 7
3ackaged F3 units
Terminal units 7
@nit heaters 7
Feat e,changers
Computer room cooling units
Fume hoods
$ample Commissioning $pecification 1-
La& room pressures
5,haust fans 7
Chemical treatment sstems
FC4C control sstem 7
Fire and smoke dampers
5lectrical $stem $weep or scheduled lighting controls 7
0alight dimming controls 7
Lighting occupanc sensors 7
3ower )ualit
$ecurit sstem
5mergenc power sstem
@3$ sstems
Fire and smoke alarm sstems
Fire protection sstems
Communications sstem
3u&lic addressBpaging sstems
Low Coltage 0istri&ution Ca&le
0istri&ution 3anel Circuit :reakers
2round Fault 0etection
4utomatic Transfer $witch
?ther $ervice water heaters
/efrigeration sstems
Jitchen 5)uipment
34/T 2 ' 3/?0@CT$
2.1 T5$T 5K@I3M56T
4. 4ll standard testing e)uipment re)uired to perform startup and initial checkout
and re)uired functional performance testing shall &e provided & the 0ivision
contractor for the e)uipment &eing tested.
:. 0atalogging e)uipment or software re)uired to test e)uipment will &e provided
& the C3# &ut shall not &ecome the propert of the ?wner.
:. 4ll testing e)uipment shall &e of sufficient )ualit and accurac to test or
measure sstem performance with the re)uired & the $pecifications.
$ample Commissioning $pecification 11
34/T > ' 575C@TI?6
>.1 M55TI62$
4. $coping Meeting. The C3 will schedule# plan and conduct a commissioning
scoping meeting with the entire commissioning team in attendance. The C3 will
distri&ute meeting minutes to all parties.
:. Miscellaneous Meetings. ?ther meetings will &e planned and conducted & the
C3 as construction progresses. These meetings will cover coordination#
deficienc resolution and planning issues.
>.2 /53?/TI62
4. The C3 will provide regular reports to the 3M with increasing fre)uenc as
construction and commissioning progresses.
:. The C3 will regularl communicate with all mem&ers of the commissioning team#
apprising them of commissioning progress and scheduling changes through
memos# progress reports# etc.
C. The C3 compiles a final Commissioning /eport which summari*es all of the
tasks# findings# and documentation of the commissioning process. The report
addresses the actual performance of the &uilding sstems in reference to the
design intent and contract documents. The report includes completed pre'
functional inspection checklists# functional performance testing records#
diagnostic monitoring results# identified deficiencies# recommendations# and a
summar of commissioning activities.
>.> $@:MITT4L$
4. The C3 reviews su&mittals related to the commissioned e)uipment for
conformance to the Construction 0ocuments as it relates to the commissioning
process. The review is intended primaril to aid in the development of functional
performance test procedures.
:. The C3 ma su&mit written re)uests for additional information from contractors
to facilitate the commissioning process.
C. The C3 ma re)uest additional design and operations narrative from the design
team and Controls Contractor.
>.D $T4/T'@3# 3/5F@6CTI?64L I6$35CTI?6 CF5CJLI$T$
4. The following procedures appl to all e)uipment to &e commissioned# according
to $ection 1.E# Commissioning $cope.
$ample Commissioning $pecification 12
:. 2eneral. 3re'functional Inspection Checklists are developed and completed for
all ma(or e)uipment and sstems &eing commissioned. The checklist documents
e)uipment nameplate and characteristics data and confirms the as'&uilt status of
the e)uipment or sstem. These checklists also ensure that the sstems are
complete and operational# so that the functional performance testing can &e
scheduled.
C. $tart'up 3lan. The C3 assists the responsi&le contractors in developing detailed
start'up plans for all e)uipment. The primar role of the C3 in this process is to
ensure that there is written documentation that each of the manufacturer'
recommended procedures is completed.
1. The C3 creates the pre'functional checklists# &ased primaril on the
manufacturer+s startup and checkout procedures. 5ach start'up item will have a
date and initial line for completion & the contractor during start'up.
2. The start'up plans and documentation ma &e provided to the 3M and 4B5
team for review.
0. Completion of 3re'functional Inspection Checklists and $tartup.
1. $u&s and e)uipment suppliers schedule startup and checkout with the 3M#
2C and C3.
2. The C3 shall o&serve# at minimum# the start'up procedures for each piece of
primar e)uipment. If there are multiple units# a sampling strateg ma &e used
according to the commissioning plan.
>. For lower'level e)uipment components (e.g.# C4C &o,es# reheat coils%# the
C3 shall o&serve a sampling of the start'up procedures. The sampling
procedures are identified in the commissioning plan.
D. The $u&s and vendors e,ecute startup and provide the C3 with a signed and
dated cop of the completed start'up and pre'functional inspection checklists.
". ?nl individuals who have completed or witnessed the line item task shall
make initials or checks on the forms.
5. 0eficiencies# 6on'Conformance and 4pproval in Checklists and $tartup.
1. The $u&s shall clearl list an items of the start'up and pre'functional
procedures not successfull completed at the &ottom of the form or on an
attached sheet. The procedures form and an outstanding deficiencies are
provided to the C3 within two das of test completion.
2. The C3 reviews and verifies all pre'functional inspection checklists and start'
up reports and recommends approval to the 3M. The C3 assists the $u&s and
vendors to correct and retest deficiencies or uncompleted items# involving other
mem&ers of the commissioning team as necessar.
>." F@6CTI?64L 35/F?/M46C5 T5$TI62
$ample Commissioning $pecification 1>
4. The following procedures appl to all e)uipment to &e commissioned# according
to $ection 1.E# Commissioning $cope. This su&'section applies to all
commissioning functional performance testing for all divisions.
:. ?&(ectives and $cope. The o&(ective of functional performance testing is to
demonstrate that each sstem is operating according to the documented design
intent and Construction 0ocuments. Functional performance testing comprises
a full range of tests to verif that all components# e)uipment# sstems# and
interfaces &etween sstems operate correctl. This includes all operating
modes# interlocks# control se)uences# and responses to emergenc conditions.
4ll verification procedures are directed# witnessed# and documented & the
commissioning provider.
C. 0evelopment of Test 3rocedures. The C3 develops specific test procedures and
forms to verif and document proper operation of each piece of e)uipment and
sstem. 3rior to e,ecution# the C3 provides the test procedures to the $u&(s%
who review the tests for feasi&ilit# safet# e)uipment and warrant protection.
The C3 ma su&mit the tests to the 4B5 team for review.
The test procedure forms developed & the C3 shall include the following
information=
1. $stem and e)uipment or component name(s%.
2. 5)uipment location and I0 num&er.
>. 0ate.
D. 3ro(ect name.
". 3articipating parties.
E. Instructions for setting up the test# including special cautions# alarm limits#
etc.
.. $pecific step'&'step procedures to e,ecute the test.
8. 4cceptance criteria of proper performance with a Ies B 6o check &o,.
!. 4 section for comments.
0. 5,ecution of Functional 3erformance Tests
1. Test Methods. Functional performance testing and verification ma &e
achieved & direct manipulation of sstem inputs (i.e. heating or cooling
sensors%# manipulation of sstem inputs with the &uilding automation sstem (i.e.
software override of sensor inputs%# trend logs of sstem inputs and outputs
using the &uilding automation sstem# or short'term monitoring of sstem inputs
and outputs using stand alone data loggers. 4 com&ination of methods ma &e
re)uired to completel test the complete se)uence of operations. The C3
determines which method# or com&ination# is most appropriate.
2. $etup. 5ach test procedure is performed under conditions that simulate
normal operating conditions as closel as possi&le. The $u& e,ecuting the test
provides all necessar sstem modifications to produce the specified conditions
(flows# pressures# temperatures# etc% necessar to e,ecute the test. 4t
$ample Commissioning $pecification 1D
completion of the test# the $u& returns all affected &uilding e)uipment and
sstems to their pre'test conditions.
>. $ampling. Multiple identical pieces of non'life'safet or non'critical
e)uipment ma &e functionall tested using a sampling strateg. The sampling
strateg is developed & the C3 and approved & the 3M. If# after three
attempts at testing the specified sample percentage# failures are still present#
then all remaining units are tested at the contractors+ e,pense.
5. Coordination and $cheduling. The $u&s provide sufficient notice to the C3
regarding their completion schedule for the pre'functional checklists and startup
of all e)uipment and sstems. The C3 schedules functional tests through the
3M# 2C and affected $u&s. The following se)uential priorities are followed=
1. 5)uipment is not ;temporaril< started (for heating or cooling%# until pre'start
checklist items and all manufacturer+s pre'start procedures are completed
and moisture# dust and other environmental and &uilding integrit issues
have &een addressed.
2. Functional performance testing does not &egin until pre'functional# start'up
and T4: is completed for a given sstem.
>. The controls sstem and e)uipment it controls are not functionall tested until
all points have &een cali&rated and pre'functional checklists are completed.
F. 3ro&lem $olving. The C3 ma recommend solutions to deficiencies identified
during functional testing. Fowever# the &urden of responsi&ilit to solve# correct
and retest deficiencies is with the 2C# $u&s and 4B5 team.
>.E 0?C@M56T4TI?6# 6?6'C?6F?/M46C5 460 433/?C4L ?F T5$T$
4. 0ocumentation.
The C3 witnesses and documents the results of all functional performance tests
using forms developed for that purpose. 3rior to testing# these forms are
provided to the 3M for review and approval.
:. 6on'Conformance.
1. The C3 records the results of the functional test on the procedure or test
form. 4ll deficiencies identified during the verification testing are documented
on a standard form and reported to the pro(ect manager# contractors# and su&'
contractors. The deficienc report includes all details of the components or
sstems found to &e non'compliant with the parameters of the test plans. The
report details the ad(ustments or alterations re)uired to correct sstem
operation# and identifies the responsi&le part.
2. Corrections of minor deficiencies identified ma &e made during the tests at
the discretion of the C3. In such cases the deficienc and resolution will &e
documented on the procedure form.
>. 5ver effort will &e made to e,pedite the testing process and minimi*e
$ample Commissioning $pecification 1"
unnecessar delas# while not compromising the integrit of the procedures.
D. For identified deficiencies=
a. If there is no dispute on the deficienc and the responsi&ilit to correct it=
1% The C3 documents the deficienc and the ad(ustments or alterations
re)uired to correct it. The $u& corrects the deficienc and notifies the C3
that the e)uipment is read to &e retested.
2% The C3 reschedules the test and the test is repeated.
&. If there is a dispute a&out a deficienc or who is responsi&le=
1% The deficienc is documented on the non'compliance form and a cop
given to the 3M and 2C.
2% /esolutions are made at the lowest management level possi&le.
4dditional parties are &rought into the discussions as needed. Final
interpretive authorit is with the 4B5 team. Final acceptance authorit is
with the 3ro(ect Manager.
>% The C3 documents the resolution process.
D% ?nce the interpretation and resolution have &een decided# the
appropriate part corrects the deficienc and notifies the C3 that the
e)uipment is read to &e retested. The C3 reschedules the test and the
test is repeated until satisfactor performance is achieved.
C. Cost of /etesting
1. The cost for the $u& to retest a pre'functional or functional test# if the are
responsi&le for the deficienc# shall &e theirs. If the are not responsi&le# an
cost recover for retesting costs shall &e negotiated with the 2C.
2. The time for the C3 and 3M to direct an retesting &ecause a specific pre'
functional checklist or start'up test item# reported to have &een successfull
completed# &ut determined during functional testing to &e fault# will &e
&ackcharged to the 2C.
0. 4pproval.
The C3 makes formal approval of the functional performance test after review.
The C3 recommends acceptance of each test to the 3M. The 3M gives final
approval on each test.
>.! 05F5//50 T5$TI62
4. @nforeseen 0eferred Tests. If an test cannot &e completed due to the &uilding
structure# re)uired occupanc condition# or other deficienc# the functional
testing ma &e delaed upon approval of the 3M. These tests are conducted in
the same manner as the seasonal tests as soon as possi&le.
:. $easonal Testing. $easonal variation in operations or control strategies ma
re)uire additional testing during the opposite season to verif performance of the
$ample Commissioning $pecification 1E
FC4C sstem and controls. 0uring the warrant period# seasonal testing and
other deferred testing is completed as re)uired to full test all se)uences of
operation. The C3 coordinates these activities. Tests are e,ecuted and
documented# with deficiencies corrected & the appropriate $u&s. 4n final
ad(ustments to the ?AM manuals and as'&uilts due to the testing are also
completed.
01#)0 *emonstration and +raining
34/T 1' 2565/4L
1.-7 $ummar
4. Includes 2eneral re)uirements and procedures for demonstration of the
products and sstems of the facilit# and training of the owners operating
and maintenance personnel.
1.-7 /elated $ections
4. $ection -181- 9 Commissioning
:. $ection -18>- 9 ?peration and Maintenance
34/T > 575C@TI?6
>.-7 T/4I6I62 ?F ?H65/ 35/$?665L
4. The 2C shall &e responsi&le for training coordination and scheduling and
for ensuring that training is completed.
:. The C3 shall &e responsi&le for reviewing and approving the content of
the training of ?wner personnel for commissioned e)uipment.
C. The specific training re)uirements of ?wner personnel & $u&s and
vendors is specified in the 0ivision in which the e)uipment is specified.
0. 5ach $u& and vendor responsi&le for training su&mits a written training
plan to the C3 for review and approval prior to training. The approved
?AM manuals shall &e used during the training for e)uipment specific
references. The plan will cover the following elements=
a. 5)uipment list
&. 4genda and su&(ects (design intent# e)uipment inspections# modes
of operation# sstem interactions# trou&leshooting# preventative
maintenance# etc.%
c. 5,pected duration of training session
d. Methods (classroom lecture# video# site walk'through# actual
operational demonstrations# written handouts# etc.%
e. Instructor and )ualifications
5. For primar FC4C e)uipment# the Controls Contractor shall provide a
short discussion of the control of the e)uipment during the mechanical or
electrical training conducted & others.
$ample Commissioning $pecification 1.
01#30 &peration and Maintenance
34/T 1' 2565/4L
1.-7 $ummar
4. /e)uirements and procedures for operating the facilit# after
commissioning.
1.-7 /elated $ections
4. $ection -1.8- 9 Closeout $u&mittals
:. $ection -181- 9 Commissioning
0ivision 1" 1 Mechanical
1"0"0 ,asic Mec'anical Materials and Met'ods
34/T 1 ' 2565/4L
1.-7 Commissioning
4. The pro(ect will have selected &uilding sstems commissioned. The
e)uipment and sstems to &e commissioned are specified in $ection
-181-. The commissioning process is descri&ed in $ection -181-.
1.-7 /elated $ections
4. $ection -181- 9 Commissioning
0ivision 1E 1 5lectrical
1-0"0 ,asic lectrical Materials and Met'ods
34/T 1 ' 2565/4L
1.-7 Commissioning
4. The pro(ect will have selected &uilding sstems commissioned. The
e)uipment and sstems to &e commissioned are specified in $ection
-181-. The commissioning process is descri&ed in $ection -181-.
1.-7 /elated $ections
:. $ection -181- 9 Commissioning
$ample Commissioning $pecification 18
$ample Commissioning $pecification 1!