Commissioning (Cx) Task

There are tasks to be performed throughout all phases of the Commissioning (Cx) process. These would include:

Design Phase

• Assist Owner and Design Team in development of Owner Project Requirements (OPR), including system maintenance and performance criteria.
• Assemble the documentation of the OPR, Design Narratives, and Design Basis
• Review design documents for constructability and maintainability issues at the following design stages:
  • Schematic Design, Design Development, 50% Contract Documents, and 95% Contract Documents
• Develop a draft Commissioning Plan for the Construction Phase.
• Develop Commissioning specifications for the Construction Phase.

Construction Phase

• Write detailed Functional Performance Test (FPT) procedures and issue to contractor.
• Review shop drawings and equipment submittals in parallel with Design Engineer.
• Attend job site meetings to monitor progress and communicate issues.
• Perform installation verification and note all deficiencies.
• Review and verify accuracy of Pre-Functional Checklists completed by contractor for each piece of equipment and verify readiness for functional testing.
• Witness piping system flushing procedures and pressure tests.
• Witness and verify that all equipment start-ups are performed by factory-authorized technicians as specified.
• Review Testing, Adjusting, and Balancing (TAB) reports and spot check at least 10% of readings for accuracy.
• Witness initial temperature control systems checkout and verify calibration of devices.

Acceptance Phase

• Supervise, direct, and document the Functional Performance Tests of all specified systems in accordance with the current weather season.
• Submit to the contractor a form for each occurrence of equipment or system non-compliance.
• Supervise, direct, and document all re-tests until all systems are operating as specified.
• Return to supervise, direct, and document FPT's for the other weather season.
• Verify that all commissioned systems are complete and recommend acceptance to the owner.
• Review Operation and Maintenance (O&M) manuals submitted by contractor.
• Supervise and direct the O&M training of owner's staff to include the following:
  • Training in how to read and use the design drawings, specs, and O&M manuals.
  • Teaching, at the appropriate level, a thorough understanding of how the systems work and interact, and how to recognize abnormal operating parameters for temperatures, pressures, etc.
  • Specific equipment component training by contractor or manufacturer's representatives.
  • Multiple training sessions of the computer-based building automaton system to learn how to navigate through the menus, change schedules, change setpoints, and how to use the system most effectively as a tool to keep the occupants comfortable and satisfied.
  • Videotape all sessions to facilitate training of future staff members.
• Prepare and submit the final commissioning report.

Warranty Phase

• Return to site after operators have gotten acquainted with the systems and have generated additional questions about system operations that were not understood at training time.
• Assist operators in making adjustments to system parameters, schedules, etc., and/or assist in obtaining re-programming services by controls contractor if owner desires modifications to his original design intent.
• Assist maintenance personnel in documentation of occupant complaints to systematically determine if real equipment or system problems are the cause.
• Review equipment malfunctions or system operational problems to determine if corrective work under warranty coverage should be requested, and by which subcontractor or supplier.
• Eleventh month walk-through to look for any system problems before warranty expires.