DESIGN AND CONSTRUCTION STANDARDS
Title: Section 019100 – General Commissioning Requirements
Active Version
Distribution:
Owner:
Owner:
Date
Date
Discontinued:
Approved By:
Approved By:
Robert E. McMains
Date
Robert E. McMains
Date
Cross-Reference (CR): Section 018159, Section 018113
A.
Purpose
Commissioning is a comprehensive quality assurance program to ensure that facilities operate as intended. It is a
systematic process that will result in a facility that has optimum quality in design, construction, and sustainable operability.
The scope of the commissioning process is to identify any building system that is prone to failure, discover any design
and/or installation errors that might exist, and to eliminate any problems before the facility is occupied. There are specific
documentation requirements and testing activities required based on the type of facility being commissioned. This standard
will provide guidelines to the general commissioning requirements for buildings at the University.
The Commissioning process will help define and provide the following:
•
•
•
•
Develop and document project requirements for the University’s facilities
Basis of design, selection of optimum system design solutions, and construction documents
Selection and installation of components and systems that are properly installed and tested to validate performance of
the facility, as required by the University
Operating/maintenance staff is provided with the necessary documentation and training to ensure optimum, safe, and
sustainable operations of all systems.
The overall building commissioning is to construct a facility that operates as it was designed, and meet the following goals:
•
•
•
•
•
•
B.
Provide a safe and healthy facility for patients, visitors, students, faculty and staff,
Improve energy performance by optimizing the performance of installed equipment and building systems,
Reduce operating costs by operating more efficiently and cutting down on frequent maintenance costs that can occur
due to improper operation of equipment,
Improve the operation of equipment and systems through documentation and training provided to maintenance staff
and operators,
Fully documented drawings, specifications, diagrams, basis of design documents, operating descriptions, etc. that will
provide information for operation, troubleshooting, and future renovation of the facility,
Perform functional tests of the design and construction, validation and verification that systems are functioning properly
and at optimal design conditions to ensure efficient and sustainable operation of all systems.
Definitions:
Acceptable Performance – a component, equipment, or system is able to meet specified requirements.
Basis of Design – all information necessary to accomplish the design intent.
Certificate of Readiness – a document that states all equipment, systems, and controls have been installed correctly, operated as
specified, tested, adjusted, calibrated, balanced, etc. and ready for functional performance testing.
Commissioning Authority – designated person, company, or agent that executes the overall commissioning process.
Commissioning Team – persons responsible for working together in carrying out the commissioning process.
Commissioning Plan – a document that defines the commissioning process and is developed with increasing detail as the project
progresses through its various phases.
Design Professional – architect, or engineer responsible for the design and construction documents.
Functional Performance Testing – process of testing equipment and building systems to prove performance and verify all relevant data,
record results obtained, and document systems have been installed correctly.
Functional Performance Test Procedures – detailed, step-by-step instructions for conducting functional performance tests on each
piece of equipment and system, with provisions for verifying all relevant data, recording the results obtained and a list of the parties
involved in each test.
Owner’s Project Requirements – functional requirements of a project and the expectation of how it will be used and operated. This
includes project and design goals, measurable performance criteria, schedule, budgets, unique information, and criteria for success.
Systems Manual – a composite document for operations and maintenance that includes additional information gathered through the
commissioning process.
Testing Contractor: qualified person, company, or agent responsible to the prime contractor for developing, scheduling,
commissioning, test procedures, and all associated requirements specified.
C.
Abbreviations:
ASHRAE – American Society of Heating, Refrigeration, and Air-Conditioning
Cx – Commissioning
CxA – Commissioning Authority
TC – Testing Contractor
DP – Design Professional
BoD – Basis of Design
FPT – Functional Performance Test
FPTP – Functional Performance Test Procedure
OPR – Owner’s Project Requirements
NFPA – National Fire Protection Agency
OSHA – Occupational Safety and Health Administration
SBC – Standard Building Code
TAB – Testing, Adjusting, and Balancing firm
D.
Requirements:
The building commissioning process is the University’s overall quality assurance program for facility development projects.
UAB has authority over the Commissioning and Acceptance Process for all projects.
The following are requirements of the commissioning process:
1.
2.
3.
4.
5.
6.
Develop a Commissioning Team for the project.
Define the Owner’s Project Requirements (OPR) and draft an OPR document.
Develop the project budget.
Develop a Commissioning Plan for the project. The University must specify which systems are to be commissioned,
and decide which phase of the project will require the commissioning process to be implemented.
Create a Communications Plan.
Select the Commissioning Authority (CxA) from the following options:
a. Design Professional
b. Contractor
c. Independent Commissioning Authority
d. The Owner
e. TAB Firm
The Commissioning Authority (CxA) will be required to assist the University based on the project phase where the
commissioning process is executed:
1.
2.
3.
4.
During the pre-design phase, the CxA must assist the University (Owner) in the following areas:
Establish the vision for the facility,
Develop the owner’s project requirements (OPR) and the owner’s project requirements document,
Types of systems needed in the facility and recognizing the implications of the OPR,
a. Understanding and developing the initial scope of the commissioning program,
b. Prepares an initial commissioning plan,
c. Sets up an initial communications plan,
d.
e.
5.
During the design phase, the CxA must assist the design professionals with the following:
a. Interprets the owner’s project requirements,
b. Ensures that the systems designs meet the owner’s project requirements,
c. Reviews the design and ensures that the system can be commissioned,
d. Ensures that the commissioning plan is consistent with the systems designed,
e. Update and improve the communications plan,
f. Make certain that construction documents will provide construction contractors with all information required to
effectively bid, construct, and commission the building.
6.
During the construction phase, the CxA must assist the contractor(s) with the following:
a. Proper understanding all of the requirements of the commissioning program,
b. Refine the commissioning plan and the communication plan to be consistent with the prime contractor’s
mobilization of the project,
c. Integrate the commissioning requirements into the project’s construction schedule,
d. Execute functional performance testing requirements,
e. Participate in the training of the owner’s maintenance and operations staff,
f. Verify and accept the functional performance tests as complete,
g. Certify by verification and validation that sustainable operation of the facility has been achieved.
7.
During the warranty period and extended period (specified by the University) of the owner’s operation, the CxA must
assist the owner in:
a. Assessing problems that might arise,
b. Ensure that Maintenance and operations staff are fully trained to effectively operate the facility
8.
9
A Test Contractor should be selected, if required in the Commissioning Plan.
Commissioning process will begin at the phase specified by the University. All requirements for the project will be
included in the Commissioning Plan.
The CxA will monitor the construction process for quality assurance that the installation of components,
equipment, and systems have been properly installed and the quality of workmanship has been maintained.
The Contractor will be responsible for quality control of the installation of components, equipment, and systems.
The Contractor must perform every commissioning test, using approved commissioning test procedures,
document the results, and submit them to the CxA or Owner to make certain that each procedure performs as
intended and produces the required results. This done prior to commissioning testing witnessed by the CxA
and/or Owner.
Perform all functional performance tests as defined in the Commissioning Plan for the project. To ensure reliable
functionality of every component in the system, the performance testing of components should be first, then
the subsystems, and end with the functional performance of the systems.
All discrepancies are resolved to the satisfaction of the University/Owner and CxA.
Operational sustainability achieved - the facility has been fully commissioned, as required by Commissioning Plan,
and is totally functional in accordance with the owner’s project requirements.
All Maintenance/Operators are fully trained, understand all modes of operation, and can reliably operate the facility.
10
11
12
13
14
15
16
E.
Establishes a budget for the project,
Adequately documents all of the information for the design professionals and other interested parties.
Execution
1.
2.
3.
4.
5.
Organize a meeting with the owner and participants from all groups that will be involved. Discuss the owner’s project
requirements, the design and commissioning processes, communications, schedules, costs, procedures, and any
useful or critical information unique to the project.
Develop a Basis of Design document that explains the design process for the project. Design considerations and
limitations can be identified to help with the operations and development of the project’s design.
Conduct design reviews to ensure that all specific requirements have been met, and all design concepts will meet the
owner’s project requirements.
Develop a Commissioning Team for the project.
Select the Commissioning Authority (CxA) and develop commissioning specifications for the project.
6.
7.
8.
9.
10.
11.
12.
13.
14.
All design reviews, pre-construction and commissioning progress meetings are scheduled, as required. All
Commissioning Team members must attend for status updates, scheduling changes, etc.
The Commissioning Authority (CxA) actively works with the University/Owners, Commissioning Team, Design
Professionals, Contractors, Vendors, etc. to meet requirements outlined in the Commissioning Plan.
During construction phase - Installation of components, equipment, and systems are installed by the Contractor.
All required testing is performed and satisfactorily completed by the Contractor. A Certificate of Readiness is issued to
the University/Owner.
Functional Performance Testing is performed, as defined in the Commissioning Plan for the project.
The Commissioning Authority (CxA) will maintain a deficiencies resolution tracking log that helps identify unresolved
items, and maintains a focus on getting them resolved.
All Maintenance/Operators are fully trained, understand all modes of operation, and can reliably operate the facility.
All deficiencies have been resolved.
Full facility commission is achieved, as required by Commissioning Plan, and is totally functional in accordance with the
owner’s project requirements.
END OF STANDARD