USAFA-CCLD\div01\01 91 00
SECTION 01 91 00
GENERAL COMMISSIONING REQUIREMENTS
PART 1 - GENERAL
1.1
RELATED DOCUMENTS
A.
Drawings and general provisions of the Contract, including General and Supplementary
Conditions and other Division 01 Specification Sections, apply to this Section.
B.
OPR and BoD documentation are included by reference for information only.
1.2
SUMMARY
A.
1.3
Commissioning during the construction of this project is intended to achieve the following
specific objectives:
1.
Ensure that applicable equipment and systems are installed properly and receive
adequate operation checkout by installing contractors.
2.
Verify and document proper performance of equipment and systems.
3.
Ensure that operations and maintenance documentation left on site is complete.
4.
Ensure that the Owner’s operating personnel are adequately trained.
DEFINITIONS
A.
Acceptance Phase: Phase of construction after startup and initial checkout when functional
performance tests, operation and maintenance documentation review, and training occur.
B.
Approval: Acceptance that a piece of equipment or system has been properly installed and is
functioning in the tested modes according to the Contract Documents.
C.
Architect: The prime design consultants who comprise the design team, generally the Architect,
the HVAC Mechanical Engineer and the Electrical Engineer.
D.
BoD: Basis of Design. A document that records concepts, calculations, decisions, and product
selections used to meet the OPR and to satisfy applicable regulatory requirements, standards,
and guidelines. The document includes both narrative descriptions and lists of individual items
that support the design process.
E.
Commissioning Plan: A document that outlines the organization, schedule, allocation of
resources, and documentation requirements of the commissioning process.
F.
Construction Checklist (CC): A list of items to inspect and elementary component tests to
conduct to verify proper installation of equipment. Construction checklists are primarily static
inspections and procedures to prepare the equipment or system for initial operation (e.g., belt
tension correct, oil levels, labels affixed, gages in place, sensors calibrated, etc.). These tests
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occur before functional testing. Construction checklists, developed by the contractor, augment
and are combined with the manufacturer’s start-up checklist.
G.
Contract Documents: The documents binding parties involved in the construction of this Project
(Drawings, Specifications, Change Orders, Amendments, other Contracts, Commissioning
plans, etc.) as defined in the General Conditions of the Contract.
H.
Contractor: The Contractor or their authorized representative.
Contractor's subcontractors as well.
I.
CxA: Commissioning Authority. An independent authority, not otherwise associated with hired
by the A/E team members or the Contractor.
J.
Functional Performance Test: Test of the dynamic function and operation of equipment and
systems using manual (direct observation) or monitoring methods. Functional testing is the
dynamic testing of systems (rather than just components) under full operation (e.g., the chiller
pump is tested interactively with the chiller functions to see if the pump ramps up and down to
maintain the differential pressure setpoint). Systems are tested under various modes, such as
during low cooling or heating loads, high loads, component failures, unoccupied, varying outside
air temperatures, fire alarm, power failure, etc. The systems are run through all the control
system’s sequences of operation, and components are verified to be responding as the
sequences state. Traditional air or water test and balancing is not functional testing, in the
commissioning sense of the word. Testing and balancing's primary work is setting up the
system flows and pressures as specified, while functional testing is verifying that which has
already been set up. The Commissioning Authority develops the functional test procedures in a
sequential written form, coordinates, oversees, and documents the actual testing, which is
usually performed by the installing Contractor or vendor. Functional tests are performed after
construction checklists and startup are complete.
K.
OPR: Owner's Project Requirements per LEED. A document that details the functional
requirements of a project and the expectations of how it will be used and operated. This
includes an explanation of the ideas, concepts, and criteria that are determined by the Owner to
be important to the success of the Project.
L.
Systems Manual: Manual that focuses on operational interactions between equipment in
commissioned systems. The Systems Manual shall include final version of the BOD; system
single line diagrams; “as-built” sequence of operations, control diagrams and original set-points;
operating instructions for integrated systems; recommended schedule of maintenance
requirements and frequency if not already included in the project O&M manuals; recommended
schedule for retesting of commissioned systems with blank test forms from the original
Commissioning Plan; and recommended schedule for calibrating sensors and actuators.
M.
Systems, Subsystems, Equipment, and Components: Where these terms are used together or
separately, they shall mean "as-built" systems, subsystems, equipment, and components.
1.4
Generally refers to all the
SYSTEMS TO BE COMMISSIONED
A.
Mechanical
1.
Existing chilled water plant including chillers, cooling towers, heat exchangers, pumps
and variable speed drives
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Amendment 2 / June 22, 2012
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2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
Heating system including high-temperature hot water to medium-temperature hot water
shell and tube converters, medium-temperature hot water to low-temperature hot water
plate and frame heat converters.
Chilled water pumps and variable speed drives
Hot water pumps and variable speed drives
Dedicated outside air units with passive total energy recovery wheel, heating and cooling
coils, and passive dehumidification wheel.
Displacement ventilation delivery systems
Computer room air conditioning units
Fan coil units
Heating hot water unit heaters
Radiant hydronic piping system including radiant floors/walls and ceiling mounted radiant
panels
Exhaust systems
Building automation system including controlled devices, control loops and system
integration
B.
Electrical
1.
Lighting control systems
2.
Daylight/dimming control systems
C.
Plumbing
1.
Domestic booster pump
2.
Domestic hot water heaters
1.5
COMMISSIONING TEAM
A.
CxA: The qualified designated person, company, or entity that plans, schedules, and
coordinates the commissioning team to implement the commissioning process. The
Contractor will engage the CxA.
B.
Members Appointed by Contractor(s): Individuals, each having the authority to act on behalf of
the entity he or she represents, explicitly organized to implement the commissioning process
through coordinated action. The commissioning team shall consist of, but not be limited to,
representatives of each Contractor, including Project superintendent and subcontractors,
installers, suppliers, and specialists deemed appropriate by the CxA.
C.
Members Appointed by Owner:
1.
2.1.
3.2.
1.6
CxA: The qualified designated person, company, or entity that plans, schedules, and
coordinates the commissioning team to implement the commissioning process. Owner
will engage the CxA under a separate contract.
Representatives of the facility user and operation and maintenance personnel.
Architect and engineering design professionals.
OWNER'S RESPONSIBILITIES
A.
Provide the OPR documentation to the CxA for information and use.
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Amendment 2 / June 22, 2012
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B.
Assign operation and maintenance personnel and schedule them to participate in
commissioning team activities.
C.
Provide the BoD documentation, prepared by Architect and approved by Owner, to the CxA for
use in developing the commissioning plan, systems manual, and operation and maintenance
training plan.
1.7
CONTRACTOR'S RESPONSIBILITIES
A.
Each Contractor shall assign representatives with expertise and authority to act on its behalf
and shall schedule them to participate in and perform commissioning process activities
including, but not limited to, the following:
1.
2.
3.
4.
5.
6.
7.
8.
9.
1.8
Evaluate performance deficiencies identified in test reports and, in collaboration with
entity responsible for system and equipment installation, recommend corrective action.
Cooperate with the CxA for resolution of issues recorded in the Issues Log.
Attend commissioning team meetings held on a biweekly basis.
Integrate and coordinate commissioning process activities with construction schedule.
Prepare and submit construction checklists to Architect and CxA for review and approval.
Complete paper construction checklists as Work is completed and provide to the CxA on
a biweekly basis.
Review commissioning functional performance test procedures prepared by CxA.
Participate in commissioning functional performance test procedures. Perform tests in
accordance with CxA’s direction.
Compile test data, inspection reports, certificates, O&M manuals; include in the systems
manual.
COMMISSIONING AUTHORITY'S RESPONSIBILITIES
A.
Organize and lead the commissioning team.
B.
Review the OPR and BoD for clarity and completeness. Provide a report to the Architect
documenting this review.
C.
Provide commissioning plan.
D.
Convene commissioning team meetings.
E.
Review and accept construction checklists provided by Contractor.
F.
Prepare and submit functional performance test procedures to Architect and Contractor for
review and approval.
G.
Verify the execution of commissioning process activities using random sampling. The sampling
rate may vary from 1 to 100 percent. Verification will include, but is not limited to, equipment
submittals, construction checklists, training, operating and maintenance data, tests, and test
reports to verify compliance with the OPR. When a random sample does not meet the
requirement, the CxA will report the failure in the Issues Log.
H.
Prepare and maintain the Issues Log.
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Amendment 2 / June 22, 2012
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I.
Prepare and maintain completed construction checklist log.
J.
Witness systems, assemblies, equipment, and component startup.
K.
Review Contractor compiled data for the systems manual for completeness. CxA to compile
and include commissioning test data and commissioning process report.
PART 2 - PRODUCTS (Not Used)
PART 3 - EXECUTION (Not Used)
END OF SECTION
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Center for Character & Leadership Development
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Copyright © Skidmore, Owings & Merrill, LLP 2009
General Commissioning Requirements
100% CD Redesign / April 13, 2012
Amendment 2 / June 22, 2012