018100-DBB-rev71-Commissioning~1.pdf

DCAMM STANDARD SPECIFICATIONS MASS. STATE PROJECT NUMBER

REV 7.1 - DBB PROJECT NAME, LOCATION

COMMISSIONING ISSUE DATE

018100 - 1

SECTION 018100

COMMISSIONING

TABLE OF CONTENTS

PART 1 - GENERAL

1.01 GENERAL PROVISIONS

1.02 DESCRIPTION OF WORK

1.03 COORDINATION

1.04 COMMISSIONING PROCESS

1.05 RELATED WORK

1.06 COMMISSIONING COMPLETION

1.07 SYSTEMS TO BE COMMISSIONED

1.08 RESPONSIBILITIES

1.09 TESTING REQUIREMENTS

1.10 TESTING PREREQUISITES

1.11 MONITORING

1.12 DEFINITIONS

PART 2 - PRODUCTS

2.01 TEST EQUIPMENT

PART 3 - EXECUTION

3.01 MEETINGS

3.02 REPORTING

3.03 SUBMITTALS

3.04 START-UP, PREFUNCTIONAL CHECKLISTS AND INITIAL CHECKOUT

3.05 FUNCTIONAL PERFORMANCE TESTING

3.06 DOCUMENTATION, NON-CONFORMANCE AND APPROVAL OF TESTS

3.07 DEFERRED TESTING

3.08 OPERATION AND MAINTENANCE MANUALS

3.09 TRAINING OF OWNER PERSONNEL

PLUMBING

3.10 RAIN WATER COLLECTION SYSTEM

3.11 SUMP PUMP

3.12 PLUMBING WATER SYSTEM

MECHANICAL

3.13 HOT WATER HEATING SYSTEM (BOILERS, PUMPS, DISTRIBUTION)

3.14 TERMINAL UNITS (FCU, FPT, VAV, CUH, UH)

3.15 PACKAGED DX SPLIT SYSTEM AIR CONDITIONING OR HEAT PUMP

3.16 EXHAUST FANS

3.17 BUILDING AUTOMATION SYSTEM (BAS)

3.18 TEST AND BALANCE WORK (TAB)

3.19 AIR HANDLING UNITS (RECIRCULATING AND 100% O.A.)

ELECTRICAL

3.20 EMERGENCY GENERATOR

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3.21 EMERGENCY LIGHTING

3.22 SHORT CIRCUIT TRIP

3.23 LIGHTING CONTROL SYSTEM

3.24 AUTOMATIC TRANSFER SWITCH(ES)

3.25 RENEWABLE ENERGY SYSTEM

PART 1 - GENERAL

1.1 GENERAL PROVISIONS

A. Attention is directed to the CONTRACT AND GENERAL CONDITIONS and all Sections within DIVISION 01 - GENERAL REQUIREMENTS, which are hereby made a part of this Section of the Specifications.

1.2 DESCRIPTION OF WORK

A. Commissioning: Commissioning is a planned, collaborative process of witnessing and testing that confirms that a new building and its systems meet the Owner’s Project Requirements (OPR) and the project’s Basis of Design (BOD). The OPR is a written document that details the ideas, concepts and criteria that are defined by the owner to be important to the success of the project. The BOD includes design information necessary to accomplish the OPR, including system descriptions, indoor environmental quality criteria, design assumptions, and references to applicable codes, standards, regulations and guidelines. Achievement of these goals begins in the Pre-Design phase, continues through the Design, Construction and Acceptance Phases and concludes in the Post-Acceptance Phase with actual verification of performance.

Commissioning shall encompass and coordinate the traditionally separate functions of system documentation, equipment startup, control system calibration, testing and balancing, performance testing and training. The commissioning process will be directed by an independent, third-party Commissioning Authority (CA) whose services will be provided by

DCAMM.

1. In addition to collaborating in the development of the project’s BOD and OPR, during the Pre-Design Phase the Commissioning Authority shall review the size and skill levels of the Owner’s maintenance staff in relation to the requirements of the new building in order to fill any deficiencies.

2. In the Design Phase the Commissioning Authority shall complete the following tasks:

a. Write commissioning specifications that define contractor responsibilities and provide samples of required commissioning documentation (based on the most recent industry-accepted format) to the Designer for integration into the project specifications.

b. Develop the Commissioning Plan, detailing commissioning team organization, schedule, training and documentation requirements. Include all related testing, verification and quality control procedures.

c. Establish the schedule for all commissioning activities, including periodic design reviews. Insure that commissioning activities do not interfere with any phase of the project.

d. Review the design calculations and performance criteria for the project, identifying operation and maintenance problems. Provide written comments and a checklist of

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018100 - 3 required actions to be completed by the Designer prior to phase approval and recommend alternatives where appropriate.

e. Check and confirm that the BOD includes all of the elements defined in the OPR at the end of the Design Phase.

3. In the Construction Phase the Commissioning Authority shall complete the following tasks:

a. Update the Commissioning Plan to reflect any changes in the BOD.

b. Coordinate the commissioning process with the Project Team through project planning and scheduled meetings.

c. Review contractor submittals in collaboration with the Project Team for conformance to project specifications and operation and maintenance requirements and report findings.

d. Observe and document system verification checks.

e. Observe and document equipment and system start-ups.

f. Document testing and balancing work.

4. In the Acceptance Phase the Commissioning Authority shall complete the following tasks:

a. Monitor and document functional performance tests on all building systems in collaboration with the Project Team.

b. Review O&M documentation and develop O&M training plans and videos. Ensure that the Owner’s staff is able to operate and maintain all building systems.

c. Review all as-built documents and warranty information in collaboration with the

Project Team. Submit warranty information and preventive maintenance schedules for all building systems in a comprehensive, five-year preventive maintenance plan. The format for this submittal shall be approved jointly by DCAMM and the Owner. This submittal shall also include list(s) of recommended spare parts, bench stock and special tools/equipment required for the first year of building operation.

d. Convene and chair a comprehensive final debriefing with the entire Project Team (including the owner’s maintenance staff) to coordinate correction of any required re-testing and identification of any training deficiencies prior to building turnover.

e. In collaboration with the Designer, Contractor(s) and General Contractor populate all operational information, including equipment data, for each building system in the digital format specified by DCAMM.

5. In the Post-Acceptance Phase the Commissioning Authority shall complete the following tasks:

a. Coordinate with the project team to ensure that any required “off-season” tests are completed.

b. Ensure that any required changes are provided as written updates in the project documentation.

c. Confirm that all equipment continues to perform as designed and alert the Owner to any warranty claims by providing a review of all system warranties prior to their one-year expiration date.

d. Document the estimated savings generated by the commissioning process through specific examples of avoided costs collected during all project phases. The required format will be provided by DCAMM. Compare the actual tested performance of the building’s completed systems with established standards.

e. Implement a measurement and verification (M&V) plan consistent with Option D:

Energy Conservation Measure Isolation as specified in the International Performance Measurement & Verification Protocol (IPMVP) Volume III:

Concepts and Options for Determining Energy Savings in New Construction, COMMISSIONING ISSUE DATE

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April, 2003. The M&V period must cover at least one year of post-construction occupancy.

6. The commissioning process does not eliminate or reduce the responsibility of the system designers and installing contractors to provide a finished and fully functioning product.

B. Commissioning Authority: The Commissioning Authority directs and approves the commissioning work.

C. Responsibility of Disciplines: The parties listed below are part of the commissioning team and will be required to participate in the commissioning process. The responsibilities relative to commissioning for each of these parties is defined in this section.

1. Designer

2. Engineer

3. Owner

4. Commissioning Authority

5. General Contractor

6. Mechanical/Electrical Coordinator

7. Test Technician

8. Mechanical Contractor

9. Plumbing Contractor

10. Fire Protection Contractor

11. Electrical Contractor

12. Controls Contractor

13. Testing, Adjusting and Balancing Contractor

14. All Subcontractors and equipment suppliers/manufacturers that are associated with the above disciplines.

D. Abbreviations:

1. The following are common abbreviations used in the Specifications and in the commissioning process. Definitions are found in Section 1.11.

A/E- Designer and Design Engineers EC- Electrical Contractor CA- Commissioning Authority FM- Facility Manager CC Controls Contractor FT- Functional Performance Test MC- Mechanical Contractor GC- General Contractor (prime) PC- Prefunctional Checklist Subs- Subcontractors Cx- Commissioning TAB- Test and Balance Contractor MEC Mechanical/Electrical Coordinator TT Test Technician

1.3 COORDINATION

A. Commissioning Team. The members of the commissioning team consist of the Commissioning authority (CA), Facility Manager (FM), the designated representative of the General Contractor (GC), the Designer and design engineers (A/E), the Mechanical Contractor (MC), the Electrical Contractor (EC), the TAB representative, the Controls Contractor (CC), Mechanical/Electrical Coordinator (MEC), Test Technician (TT) and any other installing Subcontractors or suppliers of equipment. The Owner’s building or plant operator/engineer is also a member of the commissioning team.

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B. Management: The CA is hired by DCAMM, directs and coordinates all commissioning activities and reports to the Owner. All Project Team members work together to fulfill their contracted responsibilities and meet the objectives of the Contract Documents.

C. Scheduling: The CA will work with the General Contractor according to established protocols to schedule commissioning activities. The CA will provide sufficient notice to the General Contractor and/or MEC for scheduling commissioning activities. The General Contractor will integrate all commissioning activities into the master schedule. All parties will address scheduling problems and make necessary notifications in a timely manner in order to expedite the commissioning process.

1. The CA will provide the initial schedule of primary commissioning events at the commissioning scoping meeting. As construction progresses more detailed schedules are developed by the CA and are incorporated into the project schedule by the General Contractor.

1.4 COMMISSIONING PROCESS

A. Commissioning Process. The following narrative provides a brief overview of the typical commissioning tasks during construction and the general order in which they occur.

1. Commissioning during construction begins with a scoping meeting conducted by the CA wherein the commissioning process is reviewed with the commissioning team members.

2. Additional meetings scheduled by the CA will be required throughout construction, to plan, scope, coordinate, and schedule future activities and resolve problems.

3. Equipment documentation is submitted to the Engineer during normal submittals, including detailed start-up procedures. The CA will review and comment on applicable items.

4. The Subcontractors develop startup plans and startup documentation formats and provide to the CA. The CA uses this information to supplement prefunctional checklists to be completed, during the startup process.

5. The Subcontractors execute and document the prefunctional checklists and perform startup and initial checkout. The CA documents that the checklists and startup were completed according to the approved plans. This may include the CA witnessing start-up and prefunctional tests of selected equipment.

6. The CA develops specific equipment and system Functional Performance Test procedures. The Subcontractors review the procedures.

7. The procedures are executed by the Subcontractors, and witnessed and documented by the CA. The Owner’s FM is also invited to witness testing.

8. Items of non-compliance in material, installation, or setup are corrected at the Sub’s expense and the system in question is retested.

9. The CA reviews the O&M documentation for completeness.

10. The CA approves the training plan and audits training.

11. The CA assembles all project documentation into Systems Manuals

12. Deferred testing is conducted, as specified or required.

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1.5 RELATED WORK

A. All of the following sections apply to the Work of this section. This list does not limit the work that may be required by the General Contractor under additional specification section for the completion of the Commissioning process.

1. Section 017700 - CONTRACT CLOSEOUT

2. Section 013100 - PROJECT MANAGEMENT AND COORDINATION

3. Section 140001 - ELEVATORS

4. Section 210001 - FIRE PROTECTION

5. Section 220001 - PLUMBING

6. Section 230001 - HEATING, VENTILATING AND AIR CONDITIONING

7. Section 260001 - ELECTRICAL WORK

1.6 COMMISSIONING COMPLETION

A. Prerequisites to functional completion

1. All TAB work and commissioning activities must be complete prior to Functional Completion, unless approved in writing by the CA. Exceptions to this are the planned control system training performed after occupancy and any required seasonal or approved deferred testing. This requirement covers all systems, but is not limited to:

a. Completed and signed start-up and prefunctional checklist documentation

b. Requested trend log data

c. Submission of final approved TAB report

d. Completion of all functional testing

e. Required training of Owner maintenance personnel

f. Submission of the approved O&M manuals

g. All identified deficiencies have been corrected or are approved by the DCAMM

Project Manager to be excepted from this milestone.

B. The General Contractor will determine the date of Functional Completion after reviewing the Commissioning Agent’s recommendation for Functional Completion.

C. Commissioning activities are non-compensable and cannot be a cause for delay claims.

1.7 SYSTEMS TO BE COMMISSIONED

A. The following systems will be commissioned in this project, but this list does not limit the testing that may be required to achieve LEED certification of the project by the United States Green Building Council. Testing requirements are part of this section. Each member of the commissioning team shall review all test procedures in this section to determine if his/her presence is required for each test (for example, certain tests of mechanical equipment may require the support of electrical personnel and vice versa)

((SAMPLE LIST – to be modified by Designer to suit project conditions))

Equipment and System

Functional Test Requirements Specified In:

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Equipment and System

Functional Test Requirements Specified In:

Plumbing System

Rain Water Collection System(s) 3.10 Sump Pump 3.11 Plumbing Water System 3.12

HVAC System

Hot Water Heating System (Boilers, Pumps, Distribution

3.13

Terminal Units (FCU, FPT, VAV, CUH, UH) 3.14 Packaged DX Split System Air Conditioning or Heat Pump

3.15

Exhaust Fans 3.16 Building Automation System (BAS) 3.17 Test and Balance Work (TAB) 3.18 Air Handling Units (Recirculating and 100% O.A.) 3.19 Cold Water Cooling System (Chillers, Cooling Towers, Pumps, Distribution)

TBD

Electrical System

Emergency Generator(s) 3.20 Emergency Lighting 3.21 Fire Alarm System 3.22 Short Circuit Trip 3.23 Lighting Control System 3.24 Automatic Transfer Switch(es) 3.25 Renewable Energy systems 3.26 Security Systems TBD Uninterruptible power supply system TBD

Life Safety System

Fire alarm system TBD Fire suppression/protection systems TBD Egress pressurization systems TBD

Other

Kitchen Equipment TBD Kitchen Hoods and Exhaust systems TBD Elevators TBD

Telecommunications System

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Equipment and System

Functional Test Requirements Specified In:

Voice/Data Horizontal Cabling 3.27 Voice/Data Backbone Cabling 3.28 Video Distribution System 3.29 Intercom Systems 3.30

1.8 RESPONSIBILITIES

A. The responsibilities of all parties in the commissioning process are provided in this section.

B. All Parties:

1. Attend commissioning scoping meeting and additional meetings, as necessary.

C. Designer (of A/E):

1. Construction Phase

a. Attend the commissioning scoping meeting and selected commissioning team meetings.

b. Perform normal submittal review, construction observation, as-built drawing preparation, O&M manual preparation, etc., as contracted.

c. Provide any design narrative documentation requested by the CA.

d. Coordinate resolution of system deficiencies identified during commissioning, according to the contract documents.

e. Prepare and submit design intent documentation clarifications for inclusion in the

O&M manuals. Review and approve the O&M manuals.

2. Post Construction Phase

a. Coordinate resolution of design non-conformance and design deficiencies identified during warranty-period commissioning.

D. Design Engineer:

1. Construction Phase

a. Perform normal submittal review, construction observation, as-built drawing preparation, etc., as contracted. One site observation should be completed just prior to system startup.

b. Provide any design narrative and sequences documentation requested by the CA.

The designers shall assist (along with the contractors) in clarifying the operation and control of commissioned equipment in areas where the specifications, control drawings or equipment documentation are not sufficient for writing detailed testing procedures.

c. Participate in the resolution of system deficiencies identified during commissioning, according to the contract documents.

E. Commissioning Authority (CA): The CA is not responsible for design concept, design criteria, compliance with codes, design or general construction scheduling, cost estimating, or construction management. The CA may assist with problem-solving, non-conformance or the

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018100 - 9 resolution of deficiencies, but the ultimate responsibility resides with the General Contractor and the A/E. The primary role of the CA is to observe and document performance and confirm that systems are functioning in accordance with the Owner’s Project Requirements (OPR), documented design intent (BOD) and the Contract Documents. Contractors will provide all tools and equipment to start and functionally test building equipment and systems.

1. Construction Phase

a. Coordinate and direct the commissioning activities in a logical, sequential and efficient manner using consistent protocols and forms, centralized documentation, clear and regular communications and consultations with all necessary parties, frequently updated timelines and schedules and technical expertise.

b. Submit commissioning schedule to GC, MEC, TT, and A/E to ensure that commissioning activities are being scheduled into the master schedule.

c. Plan and conduct a commissioning scoping meeting and other commissioning meetings.

d. Request and review additional information required to perform commissioning tasks, including O&M materials, contractor start-up and checkout procedures.

e. Before startup 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.

f. Review systems being commissioned for compliance with commissioning needs, concurrent with the A/E reviews.

g. Perform site visits, as necessary, to observe component and system installations.

Attend selected planning and job-site meetings to obtain information on construction progress.

h. Verify systems startup by reviewing start-up reports and by selected site observation.

i. Review TAB execution plan.

j. Verify air and water systems balancing by spot testing, by reviewing completed reports and by selected site observation.

k. With necessary assistance and review from installing contractors, write the functional performance test procedures for equipment and systems. This may include energy management control system trending, stand-alone data logger monitoring or manual functional testing.

l. Analyze any functional performance trend logs and monitoring data to verify performance.

m. Coordinate, witness, and approve manual functional performance tests performed by installing contractors. Coordinate retesting as necessary until satisfactory performance is achieved.

n. Maintain a master deficiency and resolution log and a separate testing record.

Provide the GC, MEC, TT, and A/E with written progress reports and test results with recommended actions.

o. Witness performance testing of all other owner contracted tests or tests by manufacturer’s personnel over which the CA may not have direct control (a smoke control system, for example). Document these tests and include results in Systems manuals.

p. Compile and maintain a commissioning record.

q. Review O&M manuals submitted by contractors.

r. Provide a final commissioning report (as described in this section).

s. Develop a systems manual.

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t. Prepare a standard trend logging package of primary parameters that will provide the operations staff clear indications of system function in order to identify proper system operation and trouble shoot problems. The CA shall also provide any needed information on interpreting the trends.

2. Post Construction Phase

a. Coordinate and supervise required seasonal or deferred testing and deficiency corrections.

b. Return to the site during the opposite season from when functional testing was performed (approximately 6 months into the Post Construction Phase) and review with facility staff the current building operation and the condition of outstanding issues related to the original and seasonal commissioning.

F. General Contractor (GC), Mechanical/Electrical Coordinator (MEC), and or Test Technician

(TT):

1. Construction Phase

a. Facilitate the coordination of the commissioning work by the CA. The GC, TT, and MEC will ensure that commissioning activities are being entered into the master schedule.

b. Attend a commissioning scoping meeting and other commissioning team meetings.

c. Perform the normal review of Contractor submittals and completed commissioning test results.

d. When necessary, observe and witness prefunctional checklists, startup, and functional testing of selected equipment.

e. Review commissioning progress and deficiency reports.

f. Coordinate the resolution of non-compliance and design deficiencies identified in all phases of commissioning.

g. Arrange for facility operating and maintenance personnel to attend various field commissioning activities and field training.

h. Prepare and submit As-built documentation for inclusion in the O&M manuals.

i. Provide written notice for the completion of the commissioning testing.

2. Post Construction Phase

a. Assist the CA and User Agency as necessary in the seasonal or deferred testing and deficiency corrections required by the specifications.

b. Ensure that any seasonal or deferred testing and any deficiency issues are addressed.

G. Mechanical, Controls, and TAB Contractors: The commissioning responsibilities applicable to each of the mechanical, controls, and TAB contractors under 1.05 RELATED WORK A. above is as follows (all references apply to commissioned equipment only):

1. Construction Phases

a. Attend a commissioning scoping meeting and other meetings necessary to facilitate the Commissioning process.

b. Subcontractors shall provide the CA with normal cut sheets and shop drawing submittals of commissioned equipment.

c. Provide additional requested documentation (prior to normal O&M manual submittals) to the CA for development of start-up and functional testing procedures.

1) Typically this documentation will clearly identify detailed manufacturer installation and start-up, operating, troubleshooting and maintenance

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018100 - 11 procedures. It will also include full details of any owner-contracted tests, fan and pump curves, full factory testing reports, if any, and full warranty information, including all responsibilities of the Owner to keep the warranty in force. In addition, the installation, start-up, and checkout materials that are shipped with the equipment and the field checkout sheet forms to be used by the factory or field technicians shall be submitted to the Commissioning Agent.

2) The Commissioning Agent may request further documentation necessary for the commissioning process.

3) This data request may be made prior to normal submittals.

d. Provide a copy of the O&M manuals and submittals of commissioned equipment, through normal channels, to the CA and A/E for review and approval.

e. Subcontractors shall assist (along with the design engineers) in clarifying the operation and control of commissioned equipment in areas where the specifications, control drawings or equipment documentation is not sufficient for writing detailed testing procedures.

f. Provide assistance to the CA in preparing the specific functional performance test procedures. Subs shall review test procedures to ensure feasibility, safety, and equipment protection and provide necessary written alarm limits to be used during the tests.

g. Develop a full start-up and initial checkout plan using manufacturer’s start-up procedures and the prefunctional checklists from the CA for all commissioned equipment. Submit to CA and A/E for review and approval prior to startup.

h. During the startup and initial checkout process, execute the mechanical-related portions of the prefunctional checklists for all commissioned equipment.

i. Perform and clearly document all completed startup and system operational checkout procedures, providing a copy to the CA and A/E.

j. Address current A/E punch list items before functional testing. Air and water TAB shall be completed with discrepancies and problems remedied before functional testing of the respective air- or water-related systems.

k. Provide skilled technicians to execute starting of equipment and to execute the functional performance tests. Ensure that they are available and present during the agreed upon schedules and for sufficient duration to complete the necessary tests, adjustments and problem solving.

l. Provide skilled technicians to perform functional performance testing under the direction of the CA for specified equipment. Assist the CA in interpreting the monitoring data, as necessary.

m. Correct deficiencies (differences between specified and observed performance) as interpreted by the CA and A/E and retest the equipment.

n. Prepare O&M manuals according to the Contract Documents, including clarifying and updating the original sequences of operation to as-built conditions.

o. During construction, maintain as-built drawings.

p. Provide training of the Owner’s operating staff using expert qualified personnel, as specified. Maintain sign-in sheets and provide copies to CA.

q. Coordinate with equipment manufacturers to determine specific requirements to maintain the validity of the warranty.

2. Post Construction Phase

a. Execute seasonal or deferred functional performance testing, witnessed by the CA, according to the specifications.

b. Correct deficiencies and make necessary adjustments to O&M manuals and as-built drawings for applicable issues identified in any seasonal testing.

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H. Mechanical Contractor: The responsibilities of the HVAC mechanical contractor, during Construction Phases in addition to those listed in (A) are:

1. Provide startup for all HVAC equipment, except for the building automation control system.

2. Assist and cooperate with the TAB contractor and CA by:

a. Putting all HVAC equipment and systems into operation and continuing the operation during each working day of TAB and commissioning, as required.

b. Including cost of sheaves and belts that may be required by TAB.

c. Providing test holes in ducts and plenums where directed by TAB to allow air measurements and air balancing. Providing an approved plug.

d. Providing temperature and pressure taps according to the Construction Documents for TAB and commissioning testing.

3. Install a P/T plug at each water sensor, which is an input point to the control system.

4. List and clearly identify on the as-built drawings the locations of all airflow stations.

5. Prepare a preliminary schedule for Division 15501 pipe and duct system testing, flushing, and cleaning, equipment start-up and TAB start and completion for use by the CA.

Update the schedule as appropriate.

6. Notify the CA 48 hours prior to pipe and duct system testing, flushing, cleaning, startup of each piece of equipment and TAB will occur. Be responsible to notify the General Contractor and CA ahead of time, when commissioning activities not yet performed or not yet scheduled will delay construction. Be proactive in seeing that commissioning processes are executed and that the CA has the scheduling information needed to efficiently execute the commissioning process.

I. Controls Contractor: The commissioning responsibilities of the controls contractor, during Construction Phases in addition to those listed in (A) are:

1. Sequences of Operation Submittals:

a. The Controls Contractor’s submittals of control drawings shall include complete detailed sequences of operation for each piece of equipment, regardless of the completeness and clarity of the sequences in the specifications. They shall include:

1) An overview narrative of the system (1 or 2 paragraphs) generally describing its purpose, components, and function.

2) All interactions and interlocks with other systems.

3) Detailed delineation of control between any packaged controls and the building automation system, listing what points the BAS monitors only and what BAS points are control points and are adjustable.

4) Written sequences of control for packaged controlled equipment.

(Equipment manufacturers’ stock sequences may be included, but will generally require additional narrative).

5) Start-up sequences.

6) Warm-up mode sequences.

7) Normal operating mode sequences.

8) Unoccupied mode sequences.

9) Shutdown sequences.

10) Capacity control sequences and equipment staging.

11) Temperature and pressure control: setbacks, setups, resets, etc.

12) Detailed sequences for all control strategies, e.g., economizer control, optimum start/stop, staging, optimization, demand limiting, etc.

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13) Effects of power or equipment failure with all standby component functions.

14) Sequences for all alarms and emergency shut downs.

15) Seasonal operational differences and recommendations.

16) Initial and recommended values for all adjustable settings, set points and parameters that are typically set or adjusted by operating staff; and any other control settings or fixed values, delays, etc. that will be useful during testing and operating the equipment.

17) Schedules, if known.

18) To facilitate referencing in testing procedures, all sequences shall be written in small statements, each with a number for reference. For a given system, numbers will not repeat for different sequence sections, unless the sections are numbered.

2. Control Drawings Submittal:

a. The control drawings shall have a key to all abbreviations.

b. The control drawings shall contain graphic schematic depictions of the systems and each component.

c. The schematics will include the system and component layout of any equipment that the control system monitors, enables, or controls, even if the equipment is primarily controlled by packaged or integral controls.

d. Provide a full points list with at least the following included for each point:

1) Controlled system

2) Point abbreviation

3) Point description

4) Display unit

5) Control point or set point (Yes / No)

6) Monitoring point (Yes / No)

7) Intermediate point (Yes / No)

8) Calculated point (Yes / No)

e. Key:

f. Point Description: DB temp, airflow, etc.

g. Control or Set point: Point that controls equipment and can have its set point changed (OSA, SAT, etc.)

h. Intermediate Point: Point whose value is used to make a calculation which then controls equipment (space temperatures that are averaged to a virtual point to control reset).

i. Monitoring Point: Point that does not control or contribute to the control of equipment, but is used for operation, maintenance, or performance verification.

j. Calculated Point: “Virtual” point generated from calculations of other point values.

3. The Controls Contractor shall keep the CA and A/E informed of all changes to this list during programming and setup.

4. An updated as-built version of the control drawings and sequences of operation shall be included in the final controls O&M manual submittal.

5. Assist and cooperate with the TAB contractor in the following manner:

a. Meet with the TAB contractor prior to beginning TAB and review the TAB plan to determine the capabilities of the control system toward completing TAB. Provide the TAB any needed unique instruments for setting terminal unit boxes and instruct TAB in their use (handheld control system interface for use around the building during TAB, etc.).

b. For a given area, have all required prefunctional checklists, calibrations, startup and selected functional tests of the system completed and approved by the CA prior to TAB.

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c. Provide a qualified technician to operate the controls to assist the TAB contractor in performing TAB, or provide sufficient training for TAB to operate the system without assistance.

6. Assist and cooperate with the CA in the following manner:

a. Using a skilled technician who is familiar with this building, execute the functional testing of the controls system as specified for the controls contractor. Assist in the functional testing of all equipment specified. Provide two-way radios during the testing.

b. Execute all control system trend logs specified.

7. The controls contractor shall prepare a written plan indicating in a step-by-step manner, the procedures that will be followed to test, checkout and adjust the control system prior to functional performance testing. At minimum, the plan shall include for each type of equipment controlled by the automatic controls:

a. System name.

b. List of devices.

c. Step-by-step procedures for testing each controller after installation, including:

1) Process of verifying proper hardware and wiring installation.

2) Process of downloading programs to local controllers and verifying that they are addressed correctly.

3) Process of performing operational checks of each controlled component.

4) Plan and process for calibrating valve and damper actuators and all sensors.

5) A description of the expected field adjustments for transmitters, controllers and control actuators should control responses fall outside of expected values.

d. A copy of the log and field checkout sheets that will document the process. This log must include a place for initial and final read values during calibration of each point and clearly indicate when a sensor or controller has “passed” and is operating within the contract parameters.

e. A description of the instrumentation required for testing.

f. Indicate what tests on what systems should be completed prior to TAB using the control system for TAB work. Coordinate with the CA and TAB contractor for this determination.

8. Provide a signed and dated certification to the CA and A/E upon completion of the checkout of each controlled device, equipment and system prior to functional testing for each piece of equipment or system, that all system programming is complete as to all respects of the Contract Documents, except functional testing requirements.

9. Beyond the control points necessary to execute all documented control sequences, provide monitoring, control and virtual points as requested by the CA to demonstrate system operation.

10. List and clearly identify on the as-built duct and piping drawings the locations of all static and differential pressure sensors (air, water and building pressure).

J. TAB Contractor: The duties of the TAB contractor, in addition to those listed:

1. Six weeks prior to starting TAB, submit to the CA and A/E the qualifications of the site technician for the project, including the name of the contractors and facility managers of recent projects the technician on which was lead.

2. Submit the outline of the TAB plan and approach for each system and component to the CA, A/E, and the controls contractor six weeks prior to starting the TAB. This plan will be developed after the TAB has some familiarity with the control system.

3. The submitted plan will include:

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a. Certification that the TAB contractor has reviewed the construction documents and the systems with the design engineers and contractors to sufficiently understand the design intent for each system.

b. An explanation of the intended use of the building control system. The controls contractor will comment on feasibility of the plan.

c. All field checkout sheets and logs to be used that list each piece of equipment to be tested, adjusted and balanced with the data cells to be gathered for each.

d. Discussion of what notations and markings will be made on the duct and piping drawings during the process.

e. Final test report forms to be used.

f. Detailed step-by-step procedures for TAB work for each system and issue:

terminal flow calibration (for each terminal type), diffuser proportioning, branch / submain proportioning, total flow calculations, rechecking, diversity issues, expected problems and solutions, etc. Criteria for using air flow straighteners or relocating flow stations and sensors will be discussed. Provide the analogous explanations for the waterside.

g. List of all airflow, water flow, sound level, system capacity and efficiency measurements to be performed and a description of specific test procedures, parameters, formulas to be used.

h. Details of how total flow will be determined (Air: sum of terminal flows via BAS calibrated readings or via hood readings of all terminals, supply (SA) and return air (RA) pitot traverse, SA or RA flow stations. Water: pump curves, circuit setter, flow station, ultrasonic, etc.).

i. The identification and types of measurement instruments to be used and their most recent calibration date.

j. Specific procedures that will ensure that both air and water side are operating at the lowest possible pressures and provide methods to verify this.

k. Confirmation that TAB understands the outside air ventilation criteria under all conditions.

l. Details of whether and how minimum outside air cfm will be verified and set, and for what level (total building, zone, etc.).

m. Details of how building static and exhaust fan / relief damper capacity will be checked.

n. Proposed selection points for sound measurements and sound measurement methods.

o. Details of methods for making any specified coil or other system plant capacity measurements.

p. Details of any TAB work to be done in phases (by floor, etc.), or of areas to be built out later.

q. Details regarding specified deferred or seasonal TAB work.

r. Details of any specified false loading of systems to complete TAB work.

s. Details of all exhaust fan balancing and capacity verifications, including any required room pressure differentials.

t. Details of any required interstitial cavity differential pressure measurements and calculations.

u. Plan for hand-written field technician logs of discrepancies, deficient or uncompleted work by others, contract interpretation requests and lists of completed tests (scope and frequency).

v. Plan for formal progress reports (scope and frequency).

w. Plan for formal deficiency reports (scope, frequency and distribution).

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4. A running log of events and issues shall be kept by the TAB field technicians. Submit hand-written reports of discrepancies, deficient or uncompleted work by others, contract interpretation requests and lists of completed tests to the CA and General Contractor at least twice a week.

5. Communicate in writing to the controls contractor all set point and parameter changes made or problems and discrepancies identified during TAB which affect the control system setup and operation.

6. Provide a draft TAB report within two weeks of completion. A copy will be provided to the CA and A/E. The report will contain a full explanation of the methodology, assumptions and the results in a clear format with designations of all uncommon abbreviations and column headings. The report should follow the latest and most rigorous reporting recommendations by AABC, NEBB or ASHRAE Standard 111.

7. Provide the CA and A/E with any requested data, gathered, but not shown on the draft reports.

8. Provide a final TAB report for the CA and A/E with details, as in the draft.

9. Conduct functional performance tests and checks on the original TAB as specified.

K. Electrical Contractors: The commissioning responsibilities applicable to the electrical contractor are as follows (all references apply to commissioned equipment only):

1. Construction Phases

a. Include the cost of commissioning in the contract price, if not yet let.

b. In each purchase order or subcontract written, include requirements for submittal data, O&M data and training.

c. Attend a commissioning scoping meeting and other necessary meetings scheduled by the CA to facilitate the Commissioning process.

d. Contractors shall provide normal cut sheets and shop drawing submittals to the CA of commissioned equipment.

e. Provide additional requested documentation, prior to normal O&M manual submittals, to the CA for development of start-up and functional testing procedures.

1) Typically this will include detailed manufacturer installation and start-up, operating, troubleshooting and maintenance procedures, full details of any owner-contracted tests, fan and pump curves, full factory testing reports, if any, and full warranty information, including all responsibilities of the Owner to keep the warranty in force clearly identified. In addition, the installation and checkout materials that are actually shipped inside the equipment and the actual field checkout sheet forms to be used by the factory or field technicians shall be submitted to the Commissioning Agent.

2) The Commissioning Agent may request further documentation necessary for the commissioning process.

3) This data request may be made prior to normal submittals.

f. Provide a copy of the O&M manuals submittals of commissioned equipment, through normal channels, to the CA for review and approval.

g. Subcontractors shall assist (along with the design engineers) in clarifying the operation and control of commissioned equipment in areas where the specifications, control drawings or equipment documentation is not sufficient for writing detailed testing procedures.

h. Provide assistance to the CA in preparation of the specific functional performance test procedures. Subs shall review test procedures to ensure feasibility, safety and

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i. Develop a full start-up and initial checkout plan using manufacturer’s start-up procedures and the prefunctional checklists from the CA. Submit manufacturer’s detailed start-up procedures and the full start-up plan and procedures and other requested equipment documentation to CA for review.

j. During the startup and initial checkout process, execute and document the electrical-related portions of the prefunctional checklists provided by the CA for all commissioned equipment.

k. Perform and clearly document all completed startup and system operational checkout procedures, providing a copy to the CA and A/E.

l. Address current A/E punch list items before functional testing. Air and water TAB shall be completed with discrepancies and problems remedied before functional testing of the respective air- or water-related systems.

m. Provide skilled technicians to execute starting of equipment and to execute the functional performance tests. Ensure that they are available and present during the agreed upon schedules and for sufficient duration to complete the necessary tests, adjustments and problem-solving.

n. Perform functional performance testing under the direction of the CA for specified equipment. Assist the CA in interpreting the monitoring data, as necessary.

o. Correct deficiencies (differences between specified and observed performance) as interpreted by the CA, and A/E and retest the equipment.

p. Prepare O&M manuals according to the Contract Documents, including clarifying and updating the original sequences of operation to as-built conditions.

q. During construction, maintain as-built drawings and prepare final as-built drawings at project completion.

r. Provide training of the Owner’s operating personnel as specified.

s. Coordinate with equipment manufacturers to determine specific requirements to maintain the validity of the warranty.

2. Post Construction Phase

a. Execute seasonal or deferred functional performance testing, witnessed by the CA, according to the specifications.

b. Correct deficiencies and make necessary adjustments to O&M manuals and as-built drawings for applicable issues identified in any seasonal testing.

1.9 TESTING REQUIREMENTS

A. Specific functional testing requirements are listed for each system in Part 3 of this section. From these requirements, the Commissioning Authority (CA) shall develop step-by-step procedures to be executed by the Subs as directed by the Commissioning Authority. The test requirements for each piece of equipment or system contain the following:

1. The contractors responsible to execute the tests, under the direction of the CA.

2. A list of the integral components being tested.

3. Prefunctional checklists associated with the components.

4. Functions and modes to be tested.

5. Required conditions of the test for each mode.

6. Special procedures.

7. Required methods of testing.

8. Required monitoring.

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9. Acceptance criteria.

10. Sampling strategies allowed.

1.10 TESTING PREREQUISITES

A. The following applicable generic prerequisite checklist items are required to be listed on each written functional test form and be completed and checked off by CA prior to functional testing.

1. All related equipment has been started up and start-up reports and prefunctional checklists submitted and approved ready for functional testing:

2. All control system functions for this and all interlocking systems are programmed and operable per contract documents, including final set points and schedules with debugging, loop tuning and sensor calibrations completed. Controls contractor to sign and date when ready.

3. Test and balance (TAB) complete and approved for the HVAC air and water systems.

4. All A/E punch list items for this equipment corrected.

5. These functional test procedures reviewed and approved by installing contractor.

6. Safeties and operating ranges reviewed by the CA.

7. Test requirements and sequences of operation attached.

8. Schedules and set points attached.

9. False loading equipment, system and procedures ready.

10. Sufficient clearance around equipment for servicing.

1.11 MONITORING

A. Monitoring is a method of testing as a stand-alone method or to augment manual testing.

B. All points listed in the required monitoring section of the test requirements which are control system monitored points shall be trended by the controls contractor. At the CA’s request, the controls contractor shall trend up to 20% more points than listed herein at no extra charge.

C. Provide data electronically (Microsoft Excel) in 15 minute intervals for all analog hardware and software points.

1.12 DEFINITIONS

A. Acceptance Phase - phase of construction after startup and initial checkout when functional performance tests, O&M documentation review and training occurs.

B. Basis of Design - The basis of design is the documentation of the primary thought processes and assumptions behind design decisions that were made to meet the design intent. The basis of design describes the systems, components, conditions and methods chosen to meet the intent.

C. Control system - the central building energy management control system.

D. Data logging - monitoring flows, currents, status, pressures, etc. of equipment using stand-alone data loggers separate from the control system.

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E. Deferred Functional Tests - FTs that are performed later, after substantial completion, due to partial occupancy, equipment, seasonal requirements, design or other site conditions that disallow the test from being performed.

F. Deficiency - a condition in the installation or function of a component, piece of equipment or system that is not in compliance with the Contract Documents (that is, does not perform properly or is not complying with the design intent).

G. Design Intent - a dynamic document that provides the explanation of the ideas, concepts and criteria that are considered to be very important to the owner. It is initially the outcome of the programming and conceptual design phases.

H. Design Narrative or Design Documentation - sections of either the Design Intent or Basis of Design.

I. Functional Performance Test (FT) - 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 set point). 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.