Development of preliminary commissioning plan
	Review of the owner's Design Intent Document
	Identify members of the Commissioning Team

	Development of the commissioning plan.  This plan will consist of:   Commissioning Team responsibilities Objectives of commissioning Involvement during each phase Anticipated time involved in each phase Scope of Work Pre-Functional Checklists Functional Performance Tests Operation and Maintenance Training Agenda
	Design Review- attend meetings with design professionals involved to identify any possible problems which would prohibit successful commissioning of the systems.

Finalize commissioning specification

Attend on-site meetings with the commissioning team and conduct periodic walkthrough inspections of the systems to be commissioned, as well as provide assistance to the Seller in expediting the schedule for start-up.

 

Ensure, demonstrate and document that all systems and subsystems included in the commissioning scope are installed and are in compliance with the contract construction document.

 

Prepare a training agenda to assist the Seller's efforts to ensure that operating personnel are properly instructed and prepared to effectively operate the commissioned systems.

 

Coordinate with the commissioning team to collect O&M manuals on all systems associated with commissioning.  The Company's maintenance team for O&M purposes will utilize these manuals.

   ACCEPTANCE PHASE

 

Coordinate with the commissioning team to plan for system readiness and functional testing of each system to be commissioned.  Time will be allotted for checking system readiness, test and balance work, and functional testing so that the Seller can reasonably determine milestone dates for Substantial and Final Completion.

 

Coordinate with the commissioning team to organize training for the Company to operate and maintain systems to be commissioned.  Vendor representatives will need to be on hand for their respective equipment, as well as the contractors involved in the installation of the equipment.  The training sessions will primarily be conducted by the contractors and vendor representatives.  Training can take place following functional testing, but can also take place during functional testing.

 

Final Commissioning Report- collect all results for system start-up, functional testing, training, and O&M manuals to submit to the Company for the Final Commissioning Report.  Included in the Final Commissioning Report will be a write-up on the as-built system performance as well as a list of deficiencies.  A list of the off-season functional testing not performed and a schedule for their completion will also be included.

   POST-ACCEPTANCE PHASE

 

	Off-season system performance testing
	Updated As-built documents
	Maintenance records
	Modified operating procedures
	Log of complaints, problems and corrective actions

   Commissioning Scope of Work

 

Documentation checklists- The following documentation will be completed for all systems and are components subject to the Commissioning process:   Pre-Functional checklist- a checklist will be made for every piece of equipment which is to be commissioned.  This list identifies what to look for in the way of installation and start-up of the equipment.  It also identifies which party is responsible for each checklist item.  When all items are checked off, the equipment is prepared for start-up.  Test and Balance is NOT to commence until each Pre-Functional checklist for HVAC commissioning is complete.   Functional Performance Test- The Functional Performance Test is to be carried out on all equipment to be commissioned.  These tests may begin AFTER Test and Balance is complete.  Each FPT compares design performance to actual performance.  Once it has been proved that the equipment has met design performance, the sequence of operations implemented by the design engineer is tested to find out if the equipment responds as expected to certain commands.  This demonstration is to occur in front of the owner so that the owner feels comfortable with what he is purchasing.

    The above listed documentation sheets will be generated for each of the           following pieces of mechanical and electrical equipment:

	Hot Water Pumps
	Chilled Water Pumps
	Chillers
	Boilers
	Cooling Towers
	Variable Air Volume Boxes
	Air Handling Units
	Split System
	Kitchen Hoods
	Exhaust Fans
	Complete Direct Digital Control System
	Unit Heaters
	Main Transformers
	Switchgear
	Panel boards
	Emergency Diesel Generator
	Paging/Intercom System
	Emergency Lighting
	Fire Alarms
	Sanitary Sewer System

	Company Representatives
	Commissioning Agent
	Mechanical Contractor
	Controls Contractor
	Test and Balance Agent
	Vendor Representatives of Major equipment
	Electrical Contractor
	Construction Manager
	Design Professionals

	Develop and commit to the Owner's program for the facility and its use
	Determine O&M personnel to be assigned for training sessions as well as verification tests and functional tests
	If videotaping of training sessions is desired, provide qualified

        personnel for videotaping and editing of training sessions

Review commissioning authorities commissioning plan, verification tests

        and functional tests; make appropriate comments

	Organize and lead commissioning team
	Develop Commissioning plan to reflect the Company's needs for the

        specific project assigned

	Execute commissioning process through meetings, verification and performance tests, training events
	Organize commissioning schedule around master schedule established by Seller
	Coordinate with contractors to obtain copies of all O&M manuals

        needed for the facility

	Conduct periodic walk-throughs and check equipment installation for adequate access for maintenance and service
	Witness equipment start-up and testing
	Coordinate with TAB contractor to ensure he has all forms necessary for

        data collection

Coordinate with contractors to schedule training sessions to be

        attended by Company, contractors and vendor reps, if necessary

	Upon acceptance of TAB report by design professional, proceed with functional testing of systems
	Coordinate with commissioning team to execute the functional testing
	Review As-builts drawings and O&M manuals for accuracy
	Repeat functional tests for seasonal performance
	Prepare Final Commissioning Report and all As-built records and submit

        to Company for review and approval

	Attend coordination meetings scheduled by CA
	Conduct periodic walk-throughs to ensure adequate maintenance and

        service

Conduct training sessions when appropriate on overview of system

        design, the design goals, and the reasoning behind selection of

        equipment

	Review and accept final TAB report
	Once satisfied with verification reports and TAB report, issue

        Certificate of Readiness allowing functional performance testing

        to begin

	Review and accept final as-built records and turn over to Commissioning Authority
	Be responsible for system evaluation, adequacy of system meeting

        design intent, and recommend final acceptance of systems to the

        Company

	Ensure cooperation of sub-contractors such as sheet metal, piping, TAB
	Ensure coordination, installation and operation of interfaces between

        life safety and building systems

	Ensure cooperation of major equipment vendor representatives in appropriate training and testing activities
	Attend coordination meetings as scheduled by the CA
	Collect O&M manuals from vendors for submittal to CA
	Provide written notification to Seller and CA that all equipment within mechanical systems has been installed in accordance with drawings and specifications
	Demonstrate operation and functional testing of each piece of

        equipment to the Commissioning Team

Update commissioning team on any schedule changes which might

        affect overall project

	Update drawings to reflect actual installation; review with CA
	Notify CA when equipment is ready for start-up and testing
	Coordinate with TAB contractor to begin TAB work
	Coordinate with other contractors and vendor reps to set up training

        sessions with the Company and CA

	Conduct mechanical systems orientation with hands-on training for the Company
	Turn over set of as-built records to CA

	Attend commissioning coordination meetings as requested by the CA
	Perform TAB work upon notification by CA and mechanical contractor
	Upon completion of TAB, notify CA and mechanical contractor, and

        prepare to demonstrate the performance of equipment for

        functional testing

Submit TAB report to CA and design professional, and prepare to repeat any measurements, if necessary for verification

	Provide appropriate as-built documents and O&M manuals
	Attend commissioning coordination meetings as requested
	Coordinate with CA to verify sequence of operation for all equipment

        to be commissioned

	Participate in training sessions as requested
	At the completion of automatic controls and building automation system, notify the mechanical contractor and demonstrate the performance of

        the systems to the CA

	Attend commissioning coordination meetings as requested
	Participate in mechanical and electrical system start-up and functional

        testing

	Participate in training sessions as requested
	Prepare as-built records as required
	Update commissioning team on any changes that may affect

        commissioning plans and schedule

	Ensure full cooperation of all parties required to participate in the commissioning process
	Coordinate with CA and attend commissioning team meetings as

        requested

	Issue Corrective Action Reports when appropriate
	Ensure all deficiencies in Corrective Action Reports are corrected

        before verification and functional testing

Review final commissioning documentation