THE UNIVERSITY OF VIRGINIA
REQUEST FOR PROPOSAL FOR
INDEPENDENT COMMISSIONING SERVICES:
COMMISSIONING AGENT
Ivy Translational Research Building
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The University of Virginia (“University”) requests a written proposal to secure Commissioning Agent
(“CxA”) services for the Ivy Translational Research Building (“Project”). The University is committed to
commissioning this facility to ensure that all systems are well designed, complete and functioning
properly upon occupancy, and that the University’s Operating and Maintenance staff have adequate
system documentation and training. The Project is seeking a LEED Certified Silver Rating.
The CxA will generate a complete and total ‘Commissioning Agent’ proposal, which may include
information, items and services in addition to those required in this RFP. A copy of Schematic Design
package and associated addenda are provided for the development of the proposal. This RFP document
will be the basis of the contract for CxA services on this Project. It will be “conformed” to any agreedupon clarifications from the candidate’s proposal and will be the only description of the services to be
provided contained in the contract.
1. Nature of the Project
1.1. Description: The Ivy Translational Research Building project will provide a new research
building accommodating a mix of life sciences, including but not limited to Biology, Chemistry,
Core Laboratories and Imaging for up to 30 faculty led research teams. This approximately
110,000 gross square foot building is intended to replace existing facilities and provide
additional, modern research space for current faculty whose research needs are expected to grow,
and for new faculty who will be coming in with research space needs of their own. As the
specific end-users will not be identified for some time, the building will be planned as a
“flexible/modular” laboratory facility, suitable for typical users, but also reasonably adaptable
for specific needs once the individual users and their research processes are identified, possibly
during or after construction.
1.2. Schedule: The selected firm must be capable of adhering to the University’s schedule. In
addition, timely completion of the commissioning work provided under the contract resulting
from this RFP is of the essence. The selected firm must be capable of responding promptly.
1.2.1.
1.2.2.
1.2.3.
1.2.4.
1.2.5.
1.2.6.
Schematic Design:
Design Development (Preliminary Design):
Construction Documents:
Construction Trade Packages:
Construction and Commissioning:
Occupancy:
Competed
Complete on or about 1/09
Complete on or about 5/10
Complete on or about 11/10
Complete by 2/1/13
2/2/13
2. Scope of Commissioning Services:
The objective of commissioning is to provide documented confirmation that the new facility fulfills
the functional and performance requirements of the University, its occupants, and the Operation &
Maintenance (O&M) personnel. To reach this goal, it is necessary for the commissioning process to
establish and document the University’s Project Requirements for system function, performance, and
maintainability; as well as to verify and document compliance with these criteria throughout design,
construction, start-up, and the initial period of operation. A Turnover Package, as defined in Exhibit
4, fully documenting the building, area, system or component that is being turned over from the
Project to the Operating and Maintenance staff, shall also be provided. The CxA will be involved
throughout the Project from the design development phase through the warranty phase. The primary
role of the CxA during the design phase is to develop detailed commissioning specifications and
review the design to ensure it meets the University’s objectives. During construction, the CxA will
develop and coordinate the execution of a commissioning plan, which includes observing and
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documenting all system’s performance to ensure that systems are functioning in accordance with the
University’s Project Requirements and the contract documents. The CxA is not responsible for
design or general construction scheduling, cost estimating, or construction management, but may
assist with problem-solving or resolving non-conformance issues or deficiencies.
The Scope of Work of the CxA shall also generally be in compliance with ASHRAE Guide 1-1996.
The building systems are being commissioned as part of a program to achieve a LEED Certified
Silver Rating.
All tasks must be performed to fulfill the LEED Fundamental Building Systems
Commissioning and Enhanced Commissioning requirements, including compliance with LEED
version 2.2.
In summary, the CxA will provide the University documented verification that the Building Systems
Contractors (Mechanical, Electrical, Building Automation, Plumbing, Fire & Life Safety, Security
and other necessary systems) have completed their work and that the equipment and systems are fully
operational, tested & balanced, meet design and contract document requirements. The CxA shall also
assure that all turnovers are defined and documented in a Turnover Package.
3. Basic Services
3.1. Design Development Phase Services:
3.1.1.
3.1.2.
3.1.3.
3.1.4.
3.1.5.
3.1.6.
3.1.7.
3.1.8.
Review preliminary (35%) documents and submit comments.
Coordinate the commissioning work with the design team and University.
Develop a design-phase commissioning plan which will be incorporated in the Division 1
(general requirements) specifications.
Conduct a design-phase scoping meeting and identify responsibilities per the design
phase commissioning plan.
Review the University’s Project Requirements/Design Intent/Basis of Design
documentation for clarity and completeness.
Develop a draft design phase commissioning plan.
Perform a review of the design, drawings and specifications at the end of the design
development phase (35%). The design review scope is detailed in Exhibit 1.
Develop a list of recommended Operating Procedures for the Project’s systems or
components. Submit the list and the proposed format and content of the procedures for
review and approval by the University.
3.2. Construction Documents and Bid Phase Services:
3.2.1.
3.2.2.
3.2.3.
Review 95% construction documents and submit comments.
Develop a draft construction phase commissioning plan.
Coordinate a controls integration meeting where the electrical and mechanical engineers
and the CxA discuss integration issues between equipment, systems and disciplines to
ensure that integration issues and responsibilities are clearly described in the
specifications.
3.2.4. Develop full commissioning specifications for all commissioned equipment and systems.
Coordinate with and integrate into the specifications produced by the architect and
engineers. Anticipate commissioning sections in Divisions 1 (General Requirements), 15
(Mechanical), and 16 (Electrical), plus a standalone commissioning section (typically
Div. 17). One or more of the following documents can be used as a guide for content,
rigor and format:
3.2.4.1. Model Commissioning Plan and Guide Specifications, USDOE/FEMP; Portland
Energy Conservation, Inc. (PECI), the PECI document can be downloaded free at
http://www.peci.org.
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3.2.4.2. The HVAC Commissioning Process, ASHRAE Guideline 1-1996, a copy of the
ASHRAE document can be obtained by contacting ASHRAE at 404-636-8400.
3.2.5. The commissioning specification and the relevant equipment specifications will include a
detailed description of the responsibilities of all parties, details of the commissioning
process; reporting and documentation requirements, including formats; alerts to
coordination issues, deficiency resolution; construction checklist and startup
requirements; the functional testing process; specific functional test requirements,
including testing conditions and acceptance criteria for each piece of equipment being
commissioned and detailed training requirements for the components and systems.
3.2.6. Conduct a commissioning specification review meeting with the University and Project
Design Team.
3.2.7. At the direction of the University Project Manager, establish the names, sequencing and
boundaries of the systems, areas, buildings or components of the Project that will be the
basis of the Turnover Packages.
3.2.8. Perform a review of the design, drawings and specifications during the contract document
phase prior to issuing the contract documents for construction.
3.2.9. Attend pre-bid meeting(s) to answer commissioning related questions.
3.2.10. Participation in the contractor(s) (Refer to Section 4.1 for list) interview process, if
requested.
3.3. Construction Phase Services:
3.3.1.
Coordinate and direct the commissioning activities in a logical, sequential and efficient
manner using consistent protocols and forms, centralized documentation (web-based data
base and electronic submittal collection, O&M manuals and issues resolution in one
central system is preferred), clear and regular communications and consultations with all
necessary parties, frequently updated timelines and schedules and technical expertise.
3.3.2. Coordinate the commissioning work and, with the Construction Manager and
Contractors, ensure that commissioning activities are being scheduled into the master
schedule.
3.3.3. Revise, as necessary, the construction phase commissioning plan developed during
design, including scope and schedule.
3.3.4. Plan and conduct commissioning meetings as needed and distribute minutes.
3.3.5. Request and review additional information required to perform commissioning tasks,
including O&M materials, contractor start-up and checkout procedures. Before startup,
gather and review the current control sequences and interlocks and work with contractors
and design engineers until sufficient clarity has been obtained, in writing, to be able to
write detailed testing procedures.
3.3.6. Review selected contractor submittals applicable to systems being commissioned for
compliance with commissioning needs. Review submittals concurrent with A/E review
but prior to A/E submittal approval.
3.3.7. Review, as requested, requests for information and change orders for impact on
commissioning and the University’s objectives.
3.3.8. Review start-up and initial systems checkout plans developed by contractors for selected
equipment and systems.
3.3.9. As necessary, observe component and system installations.
3.3.10. Attend selected planning and job-site meetings to obtain information on construction
progress.
3.3.11. Review construction meeting minutes for revisions/substitutions related to the
commissioning process. Assist in resolving any discrepancies.
3.3.12. Witness HVAC piping pressure test and flushing, sufficient to be confident that proper
procedures were followed. Include testing documentation in the Commissioning Record.
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3.3.13. Witness any ductwork testing and cleaning sufficient to be confident that proper
procedures were followed. Include documentation in the Commissioning Record.
3.3.14. Document start-up and start-up checkout plans completion by reviewing completed
construction checklists and by selected site observation.
3.3.15. Approve air and water systems balancing by spot testing and by reviewing completed
reports and by selected site observation.
3.3.16. With necessary assistance and review from installing contractors, write the functional
performance test procedures for equipment and systems. This will include manual
functional testing, energy management control system trending and may include standalone data-logger monitoring. Submit to Construction Manager (“CM for review and
approval if required.
3.3.17. Analyze functional performance trend logs and monitoring data to verify performance.
3.3.18. Coordinate, witness and document manual functional performance tests performed by
installing contractors. Coordinate retesting as necessary. The CxA will direct the
retesting of the equipment once at no “charge” to the University for their time. The
CxA’s time for a second retest, if required due to no fault of the CxA, will be
compensated by the University. The functional testing shall include operating the system
and components through each of the written sequences of operation, and other significant
modes and sequences, including startup, shutdown, unoccupied mode, manual mode,
staging, miscellaneous alarms, power failure, security alarm when impacted and
interlocks with other systems or equipment. Sensors and actuators shall be calibrated
during construction check listing by the installing contractors, and spot-checked by the
CxA during functional testing. Tests on respective HVAC equipment shall be executed
during both the heating and cooling season. However, some overwriting of control
values to simulate conditions shall be permitted. Functional testing shall be done using
conventional manual methods, control system trend logs, and read-outs or stand-alone
data loggers, to provide a high level of confidence in proper system function, as deemed
appropriate by the CxA and the University.
3.3.19. Maintain a master issues log and a separate record of functional testing (web-based is
preferred). Report all issues as they occur directly to the University Project Team with
copy to the CM. Provide directly to the University Project Team and CM written progress
reports and test results with recommended actions.
3.3.20. Review equipment warranties to ensure that the University’s responsibilities are clearly
defined.
3.3.21. Oversee and approve the training of the University’s O&M personnel.
3.3.22. Review and approve the preparation of the O&M manuals for commissioned equipment.
3.3.23. Compile a Commissioning Record, which shall include:
3.3.23.1. A brief summary report that includes a list of participants and roles, brief building
description, overview of commissioning and testing scope, and a general
description of testing and verification methods. For each piece of commissioned
equipment, the report should contain the disposition of the CxA regarding the
adequacy of the equipment, documentation and training meeting the contract
documents in the following areas:
3.3.23.1.1.
Equipment meeting the equipment specifications
3.3.23.1.2.
Equipment installation
3.3.23.1.3.
Functional performance and efficiency
3.3.23.1.4.
Equipment documentation
3.3.23.1.5.
Operator training.
3.3.23.2. A list of all outstanding non-compliance items shall be specifically listed. Each
non-compliance issue shall be referenced to the specific functional test, inspection,
trend log, etc. where the deficiency is documented.
3.3.23.3. Recommendations for improvement to equipment or operations, future actions,
commissioning process changes, etc. shall also be listed.
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3.3.23.4. Also included in the Commissioning Record shall be the issues log, commissioning
plan, progress reports, submittal and O&M manual reviews, training record, test
schedules, construction checklists, start-up reports, functional tests, and trend log
analysis.
3.3.24. Develop a Systems Energy and Management Manual (also referred to by LEED as the
Systems Manual) that consists of the following: Final version of the University's project
requirements and basis of design, As-built sequences of operations for all equipment as
provided by the design professionals and contractors, including time-of-day schedules
and schedule frequency, and detailed point listings with ranges and initial set points,
ongoing operating instructions for all energy- and water-saving features and strategies,
functional performance tests results (benchmarks), blank test forms, and recommended
schedule for ongoing benchmarking, seasonal operational guidelines, recommendations
for recalibration frequency of sensors and actuators by type and use, single line diagrams
of each commissioned system, troubleshooting table for ongoing achievement of the
University's project requirements and guidelines for continuous maintenance of the
University's project requirements operational requirements and basis of design (basis of
operation).
3.3.25. Collect or generate, as applicable, the documents/records and conduct commissioning to
provide the information required by the Turnover Package Checklist, refer to Exhibit 4.
The Turnover Package will be prepared by the CxA and shall include all items listed in
Exhibit 4. Included in the CxA’s Turnover Package responsibilities are:
3.3.25.1. Generate the final operating procedures for the building systems or components as
agreed during the preliminary design process. Earlier drafts of these procedures
shall be generated such that they can be used in the training program.
3.3.25.2. Based on the recommendations of the equipment manufacturers, generate
maintenance procedures for every item requiring periodic maintenance. This data
shall be provided in an approved format similar to that shown in Exhibit 5. It shall
be provided in an Excel spreadsheet formatted for ready entry by an administrative
employee of the University into the Maximo maintenance system. (The CxA may
also, subject to University approval, implement a process by which this information
is entered directly into the Maximo system.)
3.3.25.3. Generate a spare parts list as defined in Exhibit 4.
3.4. Warranty Period Services:
3.4.1.
3.4.2.
Coordinate and supervise required opposite season or deferred testing and deficiency
corrections and provide the final testing documentation for the Commissioning Record
and O&M manuals.
Return to the site at 10 months into the 12 month warranty period and review with facility
staff the current building operation and the condition of outstanding issues related to the
original and seasonal commissioning. Also interview facility staff and identify problems
or concerns they have with operating the building as originally intended. Make
suggestions for improvements and for recording these changes in the O&M manuals.
Identify areas that may come under warranty or under the original construction contract.
Assist facility staff in developing reports and documents and requests for services to
remedy outstanding problems.
4. Systems to be Commissioned
The following systems and assemblies will be commissioned:
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4.1. Heating, ventilating and air conditioning systems including controls
4.2.
Lighting and control systems
4.3.
Verify Testing and Balancing (TAB)
4.4.
Energy Plant, including
4.4.1.
Hot Water Boilers and associated equipment
4.4.2.
Chillers and associated equipment
4.4.3.
Emergency generator and associated equipment
4.5.
Main electrical switchgear
4.6.
Laboratories and their systems
4.7.
Laboratory Hoods
4.8.
Air lock systems, Pressurization between air locks
4.9.
Building Automation System (BAS, Spec. Division 17)
4.10.
Security systems
4.11.
Biological safety cabinets
4.12.
Biosafety lab pressure monitoring systems
4.13.
All MEP systems (major mechanical and plumbing equipment, including pumps, heat
exchangers, decontamination equipment, etc.)
4.14.
Elevators
4.15.
Fire & Life Safety systems
Minimum Sample for Commissioning: For the purposes of this Project, the minimum sample
must be no less than 10 percent and no less than ten units. In this context, a “unit” is one item of a
larger group of the same type of items (e.g., diffusers, VAV boxes, fan coil units, sensors, and
dampers).
Control Points: The CxA must verify that the control system was checked and that it is
commanding, reporting and controlling as specified in the construction documents. Verification
must include a minimum sample of each type of control point. In addition, the controls that are
verified must be within a minimum sample of each type of component, equipment, subsystem and
system where the sensor type is installed. If any control point in the minimum sample is not
commanding, reporting and controlling as specified in the construction documents, then an
additional minimum sample of each type of control found not to be performing must be checked,
until all control points in a minimum sample are found to be performing as specified.
Sensors: The CxA must verify that all sensors have been calibrated so that the value reported in the
control system represents the actual local value. Verification must include re-calibrating a minimum
sample of each type of sensor. In addition, the sensors that are re-calibrated must be within a
minimum sample of each type of component, equipment, subsystem and system where the sensor
type is installed. If any sensor in the minimum sample is out of calibration, then an additional
minimum sample of each type of sensor found to be out of calibration must be re-calibrated, until all
sensors in a minimum sample are found to be in calibration.
Actuators: The CxA must verify that all actuators have been adjusted to fully close and open
dampers and valves, and also must verify by visual observation that the reported values in the
control system are correct. Verification must include checking the operation of a minimum sample
of each type of actuator, valve, and damper. In addition, the actuator, valve, and damper must be
within a minimum sample of each type of component, equipment, subsystem and system where the
type of actuator, valve, and damper is installed.
If any actuator, valve, or damper in the minimum sample does not operate as required in the
construction documents, then an additional minimum sample of each type of actuator, valve, or
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damper found not to be operating as required must be verified until all actuators, valves, or dampers
in a minimum sample are found to be to be operating as required.
Test and Balance: The CxA must verify the Test and Balance (“TAB”) by re-measuring a
minimum sample of values reported for each type of component, equipment, subsystem, or system
in the TAB reports. In addition, the values that are re-measured must be within a minimum sample
of each type of subsystem and each type of system.
If any re-measured value in the minimum sample deviates from the values in the TAB report or
from the requirements in the construction documents by more than 10 percent, then an additional
minimum sample must be re-measured for each type of component, equipment, subsystem or
system for which there is a deviation, until all re-measured values in a minimum sample are within
10 percent of the values in the TAB report or of the requirements in the construction documents.
Cost of Retesting: The following retesting provisions shall apply to this Project:

For a deficiency identified, not related to any pre-functional checklist or start-up fault, the
CxA will direct the up to 10% retesting of the equipment at no additional charge.

The time for the CxA to direct any retesting required because a specific pre-functional
checklist or start-up test item, reported to have been successfully completed, but determined
during functional testing to be faulty, may be charged as an additional service once the
allowance for retest has been used. Note: To minimize this retesting, CxA will check first
installation of many typical units to surface any issues before multiple installations are
made.
These provisions shall be included in the commissioning specifications.
5. Proposal requirements: Proposals need not be voluminous, but shall provide sufficient information
to allow the University to evaluate the CxA’s approach, experience, staff and availability. The
proposer shall:
5.1. Provide an organization chart for managing and executing this contract.
5.2. List the individual(s) who will be the CxA for the design phase and for the construction phase of
the contract (they may be different people). This information is required in addition to any
resumes the proposer submits.
5.3. Provide resumes for key staff and sub-consultants. The resumes shall include specific
information about expertise in commissioning tasks, (e.g. design reviews, specification writing,
commissioning management, troubleshooting, test writing, test execution, energy management,
etc.).
5.4. Briefly describe relevant experience of the proposer’s team in the following areas. List each
party’s involvement.
a) projects similar to this one;
b) traditional test and balance;
c) O&M experience;
d) energy-efficient equipment design and control strategy optimization;
e) experience in environmental sustainable design;
f) project and construction management; and
g) system design (specify)
5.5. Describe your proposed approach to managing the Project expertly and efficiently, including
distribution of tasks, travel, and duration of which staff will be on site during what periods of
time, etc. Describe what approach you will take to integrate the commissioning into the normal
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design and construction process in order to minimize potential time delays. Describe what you
will do to foster teamwork and cooperation from contractors and Design Team and what you will
do to minimize adversarial relationships. Describe how you intend to determine the appropriate
level of commissioning effort for the various systems and equipment.
5.6. As an attachment, provide the following work products that members of the proposer’s team
wrote. List the team member who actually wrote the document. Work from the designated CxA
is preferred.
a) Commissioning plan that was executed;
b) Commissioning specifications; and
c) An actual functional test procedure form that was executed.
6. Fee proposal: The selected firm shall submit a fee proposal as follows:
6.1. A lump sum price proposal for the Design Development Phase services.
6.2. An estimate of the price in day paid dollars (based on the schedule information provided) for all
other services required by this document (i.e. from the beginning of the construction documents
through the end of the CxA’s involvement in the Project as defined by this document). This
estimate shall state the assumptions upon which it is based.
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Exhibit 1
FOCUSED DESIGN REVIEW SCOPE
The Commissioning Agent will perform a review of the design documents for the following issues at:

Preliminary Design (35%)

Construction Documents (95%)
Design Area
Review Description
Design narrative and design
basis
Ensure that design narrative and basis of design are clear, complete, and
meet the original University Objectives as reflected in the Project
Requirements/Design Intent/Basis of Design.
Commissioning facilitation
Review to facilitate effective commissioning (see Exhibit 2).
Energy efficiency
Review for adequacy of the effectiveness of building layout and efficiency
of system types and components for HVAC systems and lighting systems.
Control system & control
strategies
Review HVAC and lighting control system, strategies and sequences of
operation for adequacy and efficiency.
Operations and maintenance
(O&M)
Review for effects of specified systems and layout toward facilitating O&M
(equipment accessibility, system control, etc.).
Indoor environmental quality
Review to ensure that systems relating to thermal, air quality, air
distribution and ventilation are in accordance with the University
Objectives. (See Exhibit 3 for IAQ checklist).
O&M documentation and
Turnover Packages
Verify adequate building O&M and Turnover Package documentation
requirements.
Training
Verify adequate operator training requirements.
Commissioning specifications
Verify that bid documents adequately specify building commissioning,
including testing requirements by equipment type.
University’s design guideline or
standard
Verify that the design complies with the University’s own design guideline
or standard.
Mechanical
Review the mechanical concepts/design for enhancements.
Division of Responsibility
Review Project design and bid documents to ensure that there is a clear
delineation of the responsibilities of the parties for the various
commissioning and commissioning related activities. There shall be a well
defined division of responsibility (DOR) between the Design Team (A/E),
CM, University Staff, Contractors, Suppliers and the CxA. This DOR shall
be clear and complete. This includes a clear responsibility for each item
in the Turnover Package Checklist Exhibit 4.
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Exhibit 2
COMMISSIONING FACILITATION REVIEW
The Commissioning Agent shall review the design documents for the following, but the review is
not expected to be limited to only these issues:

Clear and thorough design documentation, including detailed and complete sequences of
operation.

Access for reading gages, entering doors and panels, observing and replacing filters, coils, etc.

Required isolation valves, dampers, interlocks, piping, etc. to allow for manual overrides,
simulating failures, seasons and other testing conditions.

Sufficient monitoring points in the building automation system (BAS), even beyond that
necessary to control the systems, to facilitate performance verification and O&M.

Adequate trending and reporting features in the BAS.

Pressure and temperature (P/T) plugs close to controlling sensors for verifying their calibration.

Pressure gages, thermometers and flow meters in strategic areas to facilitate verifying system
performance and ongoing O&M.

Pressure and temperature (P/T) plugs at less critical areas or on smaller equipment where gages
and thermometers would be over-kill.

Specification of the location and criteria for the VAV duct static pressure sensor and chilled and
hot water differential pressure sensor.

Adequate balancing valves, flow metering and control stations and control system functions to
facilitate and verify reliable test and balance.

Uniform inlet connection requirements to VAV terminal boxes and vent/drain valves at each
VAV.

Clear and complete commissioning specifications for the construction phase.

Complete O&M documentation requirements in the specifications.

Complete training requirements in the specifications.

Review entire document and building information management plan from design through
construction and turnover to ensure adequacy and compliance with the University’s program.
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Exhibit 3
INDOOR AIR QUALITY COMMISSIONING REVIEW CHECKLIST
Design Phase
Document the results from each of the following tasks:
___
Determine indoor air quality requirements in accordance with the initial University Objectives of the
University’s needs. Codes, standards: ASHRAE Standard 62-1989, Ventilation for Acceptable Air Quality
and Standard 55-1992 Thermal Environmental Conditions for Human Occupancy.
___
Identify the sources of outdoor pollutants in the vicinity of the building site: general ambient air quality,
exhaust systems, nearby cooling towers, smoke stacks, parking garages, etc.
___
Review expected occupant activity, density and locations where special attention is needed: kitchens, break,
photocopy, print and janitorial rooms, labs, material storage rooms, and conference rooms, etc. Review the
need for exhaust systems or increased supply air capacity for each area, etc.
___
Ensure that the indoor air quality objectives established in the pre-design phase are included in the design and
are well documented in the University Objectives.
___
Establish procedures for verifying and documenting ventilation rates in each area.
___
Review air flow rates for needed exhaust systems, including spot pollutant source removal.
___
Determine that adequate ventilation rates will be maintained during all occupied modes of operations,
particularly during VAV terminal box turn-down. Verify laboratory pressurization control system.
___
Review air intakes and exhausts for short-circuiting and for exterior pollution sources such as garages,
loading docks, and cooling towers.
___
Review the impact of the office partitions configurations with respect to ventilation effectiveness.
___
Review choice of filtration type and design, materials, and location.
___
Review HVAC material specifications and application regarding potential for airflow erosion, corrosion and
microbial contamination (HVAC insulation materials, etc.).
___
Review air supply system to ensure control and minimization of the presence of free water and to minimize
microbial contamination (condensate trays, humidifiers, water baffles, mist eliminators, cooling towers).
___
Verify the suitability of access doors and inspection ports to all chambers and components of air handling
system plenums. Verify that proper cleaning of both sides of coils, condensate pans and/or humidifier
reservoirs can be accomplished through the doors.
___
Verify that the specifications specify proper methods and conditions for operating the HVAC system prior to
full control and occupancy, to minimize dirt and unwanted moisture entering the duct work, coils, building
cavities and any occupied portions of the building.
Note: Indoor air quality (IAQ) commissioning does not ensure that indoor air quality will be adequate or without
deficiency at building turnover or during occupancy, unless the University has specifically specified that actual air
quality testing be performed. Commissioning for indoor air quality entails performing tasks that minimize the
potential for IAQ problems, but it does not eliminate their possibility.
The primary source for this checklist was Annex C in ASHRAE Guideline 1-1989R The HVAC Commissioning
Process, Public Review Draft, 1996.
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EXHIBIT 4:
Turnover Package Checklist (exact contents to vary based on project type):














Name of turnover (system, area, building or component)
Boundary/footprint of turnover (description with marked-up drawing as required)
Punch list of incomplete work at time of turnover (can only be items that do not affect safe
functioning of the system, area, building or component)
Plan for completing remaining work, discussion of any outages required and the role, if any, of the
O&M staff in supporting the completion activities.
O&M manuals and associated information for items within boundary
o Copy of transmittal(s)
Confirmation that construction tests (static testing) have been satisfactorily completed or list of
outstanding items; confirmation that independent test records have been submitted and are available
Confirmation that commissioning (dynamic testing) has been satisfactorily completed or list of
outstanding items
Final System Operating Procedures, as applicable. These operating procedures shall include an
operational narrative for each system. For instance; “VAV boxes unreliable operation post power
failure”
Inventory/list of equipment
 Name of item
 Classification
 Manufacturer
 Model #
 Serial #
 Cost (definition TBD)
 Location (building, room number)
 Date of installation (defined as SC/BO date)
 Who installed
Final Preventive and Corrective Maintenance Procedures, as applicable
Spare parts list
 Provide a list of recommended spare parts for each piece of equipment installed in the facility
that requires maintenance on a routine basis and items that might be required to prevent
excessive down-time of building operations. This list shall be balanced to provide those
materials that are deemed by the CxA to be the best economical balance between items that
are a high priority to stock rather than suggesting that every possible part of a mechanical or
electrical nature be stocked. This list shall complement the facility’s operational objectives.
Status of extra materials (“attic stock” material)
 Transmittal for stock already turned over
 Schedule for delivery of any remaining material
Confirmation (from the O&M organization) that Maintenance data has been entered into Maintenance
System (Maximo) or the status of that effort
Systems Control Center (SCC) Items
 “Points” and programs have been established on one of the existing front ends so that staff
can actively monitor the new points.
o Points are inputs/outputs such as temperature sensors, AHU status, etc.
 Appropriate alarms and trends have been established per the design documents for the various
points.
 System Graphics have been provided as required by the design documents.
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Training has been provided to SCC staff regarding the new systems or points, especially
focusing on any systems with unusual sequences of operation.
 Electronic versions of control drawings, including the sequences of operation, have been
provided to the SCC Manager. MS Visio format is preferred but PDF is acceptable.
 Electronic versions of as-built drawings for base map updating (this will be a Final
Completion item if they are not available at turnover).
Training record (date, subject, list of attendees, signatures)
 HVAC
 Systems control
 Plumbing
 Electrical
 Fire alarm
 Sprinkler Systems
 Elevator
 Landscape
 Housekeeping
 Utilities
 Specialties
 Equipment
 Systems
Status of drawings/specifications reflecting as-built condition. Note: If the work has been modified
from the approved construction documents, as-built information shall be supplied for any
modifications that impact the operability or maintainability of the system, area, building or
component.
 Copy of transmittal(s)
Warranty information
 Duration
 Administration per attached copy of Directive 360E
 Contacts
 Start date
Substantial Completion items
 System performance verified
 Building Automation Systems head end programming complete
 Balance report submitted (provide date of final, accepted balance report)
 HECO 13.3B Checklist for Beneficial Occupancy, attached
Contact list
 PM
 CAM
Signature
 Date/Time of Turnover
 O&M representative’s signature acknowledging that the Turnover Package was delivered as
shown.
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EXHIBIT 5
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