Attachment 3 – Commissioning Services
Commissioning Agent
The Commissioning Agent shall be an independent entity not affiliated with members of the
project team that shall oversee Limited Building Systems Commissioning or Total Project
Commissioning for each project assigned. The services shall help to ensure the completed
facility, or specific systems of the facility, meet the County’s performance requirements.
Consultant shall work under the direction of a designated project architect or engineer within the
Department of Public Works and Planning.
Limited Building Systems Commissioning shall consist of the operational testing and
documentation of one or more systems within the facility. Total Project Commissioning shall
consist of establishing system performance criteria, design document verification, operational
testing and documentation of all systems within the facility. The Commissioning Agent may also
be called upon to perform Retro Commissioning on existing systems in existing buildings in
order to improve their performance.
Services may consist of but are not limited to:
• Assist in the development and documentation of the County’s project requirements, the
basis of the design proposed to solve the requirements and how the various systems will
work together to meet the County’s requirements.
• Development of design, functional and operational criteria during the design phases
addressing the project requirements.
• Ensure provisions are made for future expansion or revisions to the facility, including
blockouts, spare conduits, chases, utility stubouts, etc.
• Review of systems designs to verify compliance with functional and operational criteria
during each design phase.
• Develop and incorporate commissioning requirements into the construction documents.
• Develop a commissioning plan.
• Identification of and recommendations to correct nonconforming design work and
concisely communicate them to the designated project architect or engineer.
• Review substitutions of systems and equipment for conformance with project
requirements, basis of design and functional and operational criteria.
• Periodic review of systems installations during the course of construction to confirm they
are being installed in accordance with the contract documents.
• Provide a detailed review of systems as they near completion during construction to
confirm the products and equipment have been installed in accordance with the contract
documents.
• Identify nonconforming work and report it to the designated project architect or engineer
so it can be reported to the contractor.
• Review and approval of O & M manuals and establish preventative maintenance and
service program.
• Observe the contractor’s start-up procedures and initial operational testing.
• Coordinate a detailed review of the entire facility with the contractor utilizing
measurement and verification equipment and procedures for monitoring optimum system
performance.
o Check the actual performance of systems against the functional and operational
criteria developed during the project conception and design phases, which can
include energy efficiency, operating noise levels, smoothness of operation,
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Attachment 3 – Commissioning Services
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maintenance accessibility, ability to meet performance requirements and other
predetermined criteria.
Coordinate with the contractor to make adjustments to the systems to meet or
exceed the established criteria without voiding manufacturer or installer warranty
provisions.
Document the information gathered during the commissioning process and provide
system testing reports in a clear, concise, easily read, and understood and in a
format readily usable by the County.
Oversee the training of County staff on the various systems ensuring they are
familiar with the operation of the systems and ready to assume operation of the
systems.
Review training videos submitted by contractors to confirm they succinctly contain
the information required for training on the systems, note deficiencies and concisely
communicate them to the designated project architect or engineer.
Review record documents to ensure they adequately reflect the installed conditions
and operating parameters. Communicate any deficiencies to the designated project
architect or engineer so the information can be forwarded to the contractor and/or
project team and incorporated into the project record drawings.
Coordinate a review of the systems ten (10) months into the warranty period to
confirm systems continue to operate as designed. Identify deficiencies, provide a
plan to resolve them and concisely communicate them to the designated project
architect or engineer.
Systems that may require commissioning include but are not limited to:
• Intrusion alarms
• Security access systems
• Fire suppression systems
• Building automation
• Environmental controls
• Telecommunications systems
• Public address systems
• Data Networks
• Process equipment systems
• Energy management systems
• Lighting management systems including daylighting controls
• Passive and mechanical HVAC systems
• Domestic hot water systems
• Renewable energy systems
• Thermal energy storage
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