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DIVISION 01800 COMMISSIONING GENERAL REQUIREMENTS
The following information relates to specifications and procedures used during the commissioning process. Each project is unique, and requires its own customized specifications and methods of commissioning.References:
PART I—GENERAL1.01 DESCRIPTION A. The purpose of the Commissioning process is to provide the Owner/operator of the facility with a higher level of assurance that the systems have been installed in the prescribed manner and will operate within the performance guidelines. The Commissioning Agent (CA) will provide the Owner an unbiased, objective view of the systems’ installation, operation, and performance. This process is not to take away or reduce the responsibility of the system designers or installing contractors to provide a finished product. It is not intended to be an additional or redundant testing/inspection function, but will enhance the quality of system start-up and aid in the orderly transfer of systems to beneficial use by the Owner. The function and responsibility of the CA will include: 1. Responsibility: The primary point of responsibility to inform the Owner, Architect or Constructor on the integration and performance of systems within the facility. 2. Information: The CA is to disseminate information and assist the design and construction teams to complete the certification process. This will include system completeness, performance, and adequacy to meet the intended performance standards of each system. Services include construction observation, testing, and providing performance information to the responsible parties, i.e., contractors, design professional, vendors, and Owner. 3. The CA shall create a commissioning plan, which will describe in detail all commissioning functions, actions, tests, documentation, and schedule. 4. The CA will verify and document the following field tests and observations. § Pre-Functional Checklists: checklists designed to verify installation and start-up of all equipment. These checklists are described in detail in the commissioning plan. § Functional Performance Tests (FPT): functional system tests that verify all systems are functioning and interacting with other systems correctly. These tests are to be described in detail in the commissioning plan. 5. The CA shall receive all operating and maintenance manual information from division 15, 16, and 17 contractors and compile a complete owner’s operator manual. 6. The CA shall coordinate, facilitate and present a complete in depth training seminar for all owners operators. This training seminar shall include the design Engineer, each subcontractor and each major vendor to present the operating and maintenance procedures of each system. The entire seminar shall be video taped on SHVS for future use by the owner. 7. The CA shall submit a final commissioning report. This report shall contain all commissioning test and verification check sheets, all commissioning documentation, and all commissioning correspondence. 8. The CA shall submit a post commissioning report for off-season commissioning if required by the specification. B. The CA is referred to as an independent contractor in this Division and shall work under a separate Contract directly with the Owner, Architect or Constructor as specified in general and special conditions of these specifications. C. The Contractor and subcontractors for this Division cannot be financially associated with any of the Division 1 and 17 contractors to avoid potential conflicts of interest unless previously approved by the owner. For any area of conflict the tests for that area will be subject to random retests as directed by the owner’s representative. If any area of retests fail to produce repeatability for over 75% of the items tested then the entire system must be retested by the responsible party at no additional cost to the owner. D. Responsibility for construction means and methods. The CA is not responsible for construction means, methods, job safety, or any management function on the job site. E. Hands-on work by the CA. The contractors will provide all technician services requiring tools or use of tools to test, adjust or otherwise bring equipment into fully operational state. The CA shall observe technicians as they complete testing, and may make minor adjustments, but will not perform construction or technician services. F. The commissioning process does not take any responsibility for code compliance or code inspection requirements. Code compliance remains the responsibility of local code authorities. The commissioner will document code tests completed by the code authority. 1.02 QUALIFICATION A. The CA shall have a minimum of 5 years of experience in commissioning facility technical systems and be a certified NEBB commissioner. Each CA must be prior to bid, of certification, experience, qualifications and have at least three references of past commissioning projects with owner’s name and telephone number. 1.03 SCOPE OF WORK A. Underground Utilities B. HVAC systems and subsystems, including all control systems and software C. Plumbing Systems D. Fire Protection systems and fire sprinkler systems E. Life Safety and Fire Alarm systems F. Electrical Distribution systems G. Security systems and CCTV systems H. Lighting Control Systems 1.04 COORDINATION A. The CA will coordinate directly with each contractor on the project specific to their responsibilities and contractual obligations. If the contractor is a sub-contractor to another contractor, written information will be provided to all responsible parties relative to the nature and extent of the communication. If contractual obligations are in question, then the prime contractor will be contacted by the CA to determine the extent and scope of responsibilities and change orders, if appropriate. B. Refer to Sections 15999, 16999, and 17999 for contractor responsibilities relative to the commissioning process. 1.05 SCHEDULE A. Commissioning of systems will proceed per the commissioning schedule and as outlined in the commissioning plan. B. Commissioning of activities will commence with the installation of the mechanical and electrical systems covered by this specification. C. Problems observed will be addressed immediately, in terms of notification to responsible parties, and actions to correct deficiencies. D. Contractor schedules and scheduling is the responsibility of the General Contractor or Construction Manager. The commissioning schedule will be incorporated into the main construction schedule by the General Contractor/Construction Manager. The CA must provide commissioning scheduling information to the General Contractor/Construction Manager for their review and planning activities. 1.06 RELATED WORK A. Commissioning is the primary responsibility of this Contractor, with secondary and support responsibility by the various subcontractors as outlined in the commissioning plan. The commissioning process does not relieve the subcontractors from participation in the process or diminish their role and obligations to complete all portions of work in a satisfactory and fully operational manner.
PART 2—PRODUCTS 2.01 TEST EQUIPMENT A. All industry standard test equipment required for performing the tests specified herein shall be provided by the vendor or contractor performing the tests. If any special data logging equipment is required, for any FPT, the equipment shall be provided by the CA. B. All instrumentation shall meet the following standards: 1. Be of sufficient quality and accuracy to test and/or measure system performance within the tolerances required to determine adequate performance. 2. Be calibrated on the manufacturer’s recommended intervals with calibration tags permanently affixed to the instrument being used. 3. Be maintained in good repair and operating condition throughout the duration of use on this project. 4. Be recalibrated/repaired if dropped and/or damaged in any way during use on this project.
PART 3—EXECUTION 3.01 BASIS OF DESIGN DOCUMENTATION Provide documentation of each system design criteria given to the design professional. Include a narrative for each system with its design criteria and design intent. 3.02 DESIGN DOCUMENT REVIEW Provide a complete review of all design documents for commissioning requirements. Provide a sheet-by-sheet narrative indicating any areas that may prevent a complete and successful commissioning project. Areas of review are: A. Equipment Access and maintainability B. Installation clearances and available space C. Any specific layout or design problem that will prevent its being commissioned 3.03 COMMISSIONING PLAN The CA shall prepare a complete commissioning plan that details the entire commissioning process for this project. The plan shall include: A. A narrative of the CA responsibilities. B. A roster of the commissioning team. Usually includes the administrator and one representative from the owner, each contractor and subcontractor involved. C. A preliminary commissioning schedule D. Check sheets for each system and subsystem installation verification (FIV) E. Check sheets for each system and subsystem installation verification (OPT) F. Check sheets for each system and subsystem installation verification (FPT) G. Corrective Action Reports (CAR) H. A narrative of the type and method of project communications 3.04 PRE-CONSTRUCTION REVIEW Provide a pre-construction review of all drawings, specifications and equipment and vendor submittals. Review the documents for any conflicts or design details that will hinder or prevent the systems from being balanced, commissioned and maintained. Furnish a review report to the design professional that details all problem areas of concern. 3.05 FUNCTIONAL PERFORMANCE TESTS (FPT) The CA shall provide Functional Performance Test verification for each system and subsystem covered in the scope of work for this project. Provide a completed check sheet verifying each system functionality and interaction with other systems. 3.06 CORRECTIVE ACTION REPORTS (CAR) The CA shall provide Corrective Action Reports for each deficiency identified in the field. The CAR will identify the deficiency and the contractor responsible for correcting the deficiency. The contractor identified in the report will be held accountable for correction of the deficiency. 3.07 OPERATION AND MAINTENANCE PROCEDURES The CA shall prepare a complete Operating and Maintenance manual containing the operating instruction for each piece of equipment and system. The manual will also include all maintenance information and procedures. This manual shall list the manufacturer, vendor, and installing contractor complete with name, address, phone and fax number. The CA shall also gather from each contractor all technical reference manuals required for the proper operation of all systems. These will include all standard technical literature specifically oriented to the provided equipment indicating all operation and maintenance procedures, parts lists, assembly/disassembly diagrams, wiring diagrams, programming manuals and technical reference manuals as required for the owner to properly operate and maintain the systems. 3.08 OWNER TRAINING SEMINAR The CA shall prepare and administer an extensive owner-training seminar. This seminar shall cover the operation and maintenance of each piece of equipment and system. Each vendor and contractor shall provide the training for his area of responsibility. The entire program shall be video taped with SHVS tape for future use by the owner. 3.09 COMMISSIONING REPORT The CA shall compile a complete commissioning report. This report shall include all Pre-Functional checklists, FPT tests and observations. Also included are all commissioning documentation, and commissioning correspondence. The report shall also contain a complete operating narrative for each system explaining the sequence of operation for each function. 3.10 RECORD DRAWINGS The CA shall collect all redline as-built transparency drawings from all contractors and subcontractors involved in the systems commissioned. Drawings shall be bound for owner’s future use. As-built updates will include backgrounds first, and mechanical/electrical systems second. 3.11 POST COMMISSIONING The CA and the contractors shall provide an off-season FPT for the HVAC system. This test shall cover the ability of the system to maintain control set point during the opposite season from the original commissioning season. The CA shall provide a post commissioning report.
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Building Systems Commissioning, Inc. 199 Thompson Lane Nashville, TN 37211 (615) 331-4108
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