36C25622R0094 019100 General Commissioning Requirements .docx
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- Z2DA--Project #502-19-107 - Replace AHU-104 - Construction - 36C25622R0094 Federal contract opportunity
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- 502-19-107
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This document outlines commissioning requirements for a construction project to replace an air handling unit at a Department of Veterans Affairs medical center. Key specifications include commissioning the direct digital control system, chilled water system, air handling units, ventilation and exhaust systems, terminal units, and coordinating with testing of other related systems. The commissioning agent will verify equipment installation and performance, oversee training, and ensure the facility is operated as intended. Functional testing procedures will be developed to confirm each system's operation through all modes. The contractor must address any nonconforming items and retest as necessary until standards are met. Deferred seasonal tests will be included.
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SECTION 01 91 00
GENERAL COMMISSIONING REQUIREMENTS
PART 1 - GENERAL
1.1 COMMISSIONING DESCRIPTION
| A. | This Section 01 91 00 GENERAL COMMISSIONING REQUIREMENTS shall form the basis of the construction phase commissioning process and procedures. The Commissioning Agent shall add, modify, and refine the commissioning procedures, as approved by the Department of Veterans Affairs (VA), to suit field conditions and actual manufacturer's equipment, incorporate test data and procedure results, and provide detailed scheduling for all commissioning tasks. |
| B. | Various sections of the project specifications require equipment startup, testing, and adjusting services. Requirements for startup, testing, and adjusting services specified in the Division 23 series sections of these specifications are intended to be provided in coordination with the commissioning services and are not intended to duplicate services. The Contractor shall coordinate the work required by individual specification sections with the commissioning services requirements specified herein. |
| C. | Where individual testing, adjusting, or related services are required in the project specifications and not specifically required by this commissioning requirements specification, the specified services shall be provided and copies of documentation, as required by those specifications shall be submitted to the VA and the Commissioning Agent to be indexed for future reference. |
| D. | Where training or educational services for VA are required and specified in other sections of the specifications, including but not limited to Division 23 series sections of the specification, these services are intended to be provided in addition to the training and educational services specified herein. |
| E. | Commissioning is a systematic process of verifying that the building systems perform interactively according to the construction documents and the VA’s operational needs. The commissioning process shall encompass and coordinate the system documentation, equipment startup, control system calibration, testing and balancing, performance testing and training. Commissioning during the construction and post-occupancy phases is intended to achieve the following specific objectives according to the contract documents: |
| 1. | Verify that the applicable equipment and systems are installed in accordance with the contact documents and according to the manufacturer's recommendations. |
| 2. | Verify and document proper integrated performance of equipment and systems. |
| 3. | Verify that Operations & Maintenance documentation is complete. |
| 4. | Verify that all components requiring servicing can be accessed, serviced, and removed without disturbing nearby components including ducts, piping, cabling, or wiring. |
| 5. | Verify that the VA’s operating personnel are adequately trained to enable them to operate, monitor, adjust, maintain, and repair building systems in an effective and energy-efficient manner. |
| 6. | Document the successful achievement of the commissioning objectives listed above. |
| F. | The commissioning process does not take away from or reduce the responsibility of the Contractor to provide a finished and fully functioning product. |
1.2 Contractual Relationships
| A. | For this construction project, the Department of Veterans Affairs contracts with a Contractor to provide construction services. The contracts are administered by the VA Contracting Officer and the Resident Engineer as the designated representative of the Contracting Officer. On this project, the authority to modify the contract in any way is strictly limited to the authority of the Contracting Officer. |
| B. | In this project, only two contract parties are recognized and communications on contractual issues are strictly limited to VA Resident Engineer and the Contractor. It is the practice of the VA to require that communications between other parties to the contracts (Subcontractors and Vendors) be conducted through the Resident Engineer and Contractor. It is also the practice of the VA that communications between other parties of the project (Commissioning Agent and Architect/Engineer) be conducted through the Resident Engineer. |
| C. | Whole Building Commissioning is a process that relies upon frequent and direct communications, as well as collaboration between all parties to the construction process. By its nature, a high level of communication and cooperation between the Commissioning Agent and all other parties (Architects, Engineers, Subcontractors, Vendors, third party testing agencies, etc.) is essential to the success of the Commissioning effort. |
| D. | With these fundamental practices in mind, the commissioning process described herein has been developed to recognize that, in the execution of the Commissioning Process, the Commissioning Agent must develop effective methods to communicate with every member of the construction team involved in delivering commissioned systems while simultaneously respecting the exclusive contract authority of the Contracting Officer and Resident Engineer. Thus, the procedures outlined in this specification must be executed within the following limitations: |
| 1. | No communications (verbal or written) from the Commissioning Agent shall be deemed to constitute direction that modifies the terms of any contract between the Department of Veterans Affairs and the Contractor. |
| 2. | Commissioning Issues identified by the Commissioning Agent will be delivered to the Resident Engineer and copied to the designated Commissioning Representatives for the Contractor and subcontractors on the Commissioning Team for information only in order to expedite the communication process. These issues must be understood as the professional opinion of the Commissioning Agent and as suggestions for resolution. |
| 3. | In the event that any Commissioning Issues and suggested resolutions are deemed by the Resident Engineer to require either an official interpretation of the construction documents or require a modification of the contract documents, the Contracting Officer or Resident Engineer will issue an official directive to this effect. |
| 4. | All parties to the Commissioning Process shall be individually responsible for alerting the Resident Engineer of any issues that they deem to constitute a potential contract change prior to acting on these issues. |
| 5. | Authority for resolution or modification of design and construction issues rests solely with the Contracting Officer or Resident Engineer, with appropriate technical guidance from the Architect/Engineer and/or Commissioning Agent. |
1.3 RELATED WORK
A. Section 01 00 00 GENERAL REQUIREMENTS.
B. Section 01 33 23 SHOP DRAWINGS, PRODUCT DATA, AND SAMPLES C. Section 01 81 13 SUSTAINABLE CONSTRUCTION REQUIREMENTS D. Section 01 32.16.15 PROJECT SCHEDULES E. Section 23 08 00 COMMISSIONING OF HVAC SYSTEMS.
F. Section 26 08 00 COMMISSIONING OF ELECTRICAL SYSTEMS.
G. Section 27 08 00 COMMISSIONING OF COMMUNICATIONS SYSTEMS.
H. Section 28 08 00 COMMISSIONING OF ELECTRONIC SAFETY AND SECURITY SYSTEMS.
I. SECTION 28 31 00 FIRE DETECTION AND ALARM (Modifications to Existing)
1.4 SUMMARY
| A. | This Section includes general requirements that apply to implementation of commissioning without regard to systems, subsystems, and equipment being commissioned. |
| B. | The commissioning activities have been developed to support the VA requirements to meet guidelines for Federal Leadership in Environmental, Energy, and Economic Performance. |
| C. | The commissioning activities have been developed to support delivery of project performance in accordance with the VA requirements developed for the project based on the following credits (the project is not seeking accreditation): |
| 1. | Commissioning activities and documentation for the LEED™ section on “Energy and Atmosphere” and the prerequisite of “Fundamental Building Systems Commissioning.” |
1.5 ACRONYMS
List of Acronyms
| Acronym |
| Meaning |
| A/E |
| Architect / Engineer Design Team |
| AHJ |
| Authority Having Jurisdiction |
| ASHRAE |
| Association Society for Heating Air Condition and Refrigeration Engineers |
| BOD |
| Basis of Design |
| BSC |
| Building Systems Commissioning |
| CCTV |
| Closed Circuit Television |
| CD |
| Construction Documents |
| CMMS |
| Computerized Maintenance Management System |
| CO |
| Contracting Officer (VA) |
| COR |
| Contracting Officer’s Representative (see also VA-RE) |
| COBie |
| Construction Operations Building Information Exchange |
| CPC |
| Construction Phase Commissioning |
| Cx |
| Commissioning |
| CxA |
| Commissioning Agent |
| CxM |
| Commissioning Manager |
| CxR |
| Commissioning Representative |
| FPT |
| Functional Performance Test |
| GBI-GG |
| Green Building Initiative - Green Globes |
| HVAC |
| Heating, Ventilation, and Air Conditioning |
| LEED |
| Leadership in Energy and Environmental Design |
| NC |
| Department of Veterans Affairs National Cemetery |
| NCA |
| Department of Veterans Affairs National Cemetery Administration |
| NEBB |
| National Environmental Balancing Bureau |
| O&M |
| Operations & Maintenance |
| OPR |
| Owner’s Project Requirements |
| PFC |
| Pre-Functional Checklist |
| PFT |
| Pre-Functional Test |
| SD |
| Schematic Design |
| SO |
| Site Observation |
| TAB |
| Test Adjust and Balance |
| VA |
| Department of Veterans Affairs |
| VAMC |
| VA Medical Center |
| VA CFM |
| VA Office of Construction and Facilities Management |
| VACO |
| VA Central Office |
| VA PM |
| VA Project Manager |
| VA-RE |
| VA Resident Engineer |
| USGBC |
| United States Green Building Council |
1.6 DEFINITIONS
| Acceptance Phase Commissioning: Commissioning tasks executed after most construction has been completed, most Site Observations and Static Tests have been completed and Pre-Functional Testing has been completed and accepted. The main commissioning activities performed during this phase are verification that the installed systems are functional by conducting Systems Functional Performance tests and Owner Training. |
| Accuracy: The capability of an instrument to indicate the true value of a measured quantity. |
| Back Check: A back check is a verification that an agreed upon solution to a design comment has been adequately addressed in a subsequent design review |
| Basis of Design (BOD): The Engineer’s Basis of Design is comprised of two components: the Design Criteria and the Design Narrative, these documents record the concepts, calculations, decisions, and product selections used to meet the Owner’s Project Requirements (OPR) and to satisfy applicable regulatory requirements, standards, and guidelines. |
| Benchmarks: Benchmarks are the comparison of a building’s energy usage to other similar buildings and to the building itself. For example, ENERGY STAR Portfolio Manager is a frequently used and nationally recognized building energy benchmarking tool. |
| Building Information Modeling (BIM): Building Information Modeling is a parametric database which allows a building to be designed and constructed virtually in 3D and provides reports both in 2D views and as schedules. This electronic information can be extracted and reused for pre-populating facility management CMMS systems. Building Systems Commissioning (BSC): NEBB acronym used to designate its commissioning program. |
| Calibrate: The act of comparing an instrument of unknown accuracy with a standard of known accuracy to detect, correlate, report, or eliminate by adjustment any variation in the accuracy of the tested instrument. |
| CCTV: Closed circuit Television. Normally used for security surveillance and alarm detections as part of a special electrical security system. |
| COBie: Construction Operations Building Information Exchange (COBie) is an electronic industry data format used to transfer information developed during design, construction, and commissioning into the Computer Maintenance Management Systems (CMMS) used to operate facilities. See the Whole Building Design Guide website for further information (http:www.wbdg.org/resources/cobie.php) |
| Commissionability: Defines a design component or construction process that has the necessary elements that will allow a system or component to be effectively measured, tested, operated, and commissioned |
| Commissioning Agent (CxA): The qualified Commissioning Professional who administers the Cx process by managing the Cx team and overseeing the Commissioning Process. Where CxA is used in this specification it means the Commissioning Agent, members of his staff or appointed members of the commissioning team. Note that LEED uses the term Commissioning Authority in lieu of Commissioning Agent. |
| Commissioning Checklists: Lists of data or inspections to be verified to ensure proper system or component installation, operation, and function. Verification checklists are developed and used during all phases of the commissioning process to verify that the Owner’s Project Requirements (OPR) is being achieved. |
| Commissioning Design Review: The commissioning design review is a collaborative review of the design professionals design documents for items pertaining to the following: owner’s project requirements; basis of design; operability and maintainability (O&M) including documentation; functionality; training; energy efficiency, control systems’ sequence of operations including building automation system features; commissioning specifications and the ability to functionally test the systems. |
| Commissioning Issue: A condition identified by the Commissioning Agent or other member of the Commissioning Team that adversely affects the commissionability, operability, maintainability, or functionality of a system, equipment, or component. A condition that is in conflict with the Contract Documents and/or performance requirements of the installed systems and components. (See also – Commissioning Observation). |
| Commissioning Manager (CxM): A qualified individual appointed by the Contractor to manage the commissioning process on behalf of the Contractor. |
| Commissioning Observation: An issue identified by the Commissioning Agent or other member of the Commissioning Team that does not conform to the project OPR, contract documents or standard industry best practices. (See also Commissioning Issue) |
| Commissioning Plan: A document that outlines the commissioning process, commissioning scope and defines responsibilities, processes, schedules, and the documentation requirements of the Commissioning Process. |
| Commissioning Process: A quality focused process for enhancing the delivery of a project. The process focuses upon verifying and documenting that the facility and all of its systems, components, and assemblies are planned, designed, installed, tested, can be operated, and maintained to meet the Owner's Project Requirements. |
| Commissioning Report: The final commissioning document which presents the commissioning process results for the project. Cx reports include an executive summary, the commissioning plan, issue log, correspondence, and all appropriate check sheets and test forms. |
| Commissioning Representative (CxR): An individual appointed by a sub-contractor to manage the commissioning process on behalf of the sub-contractor. |
| Commissioning Specifications: The contract documents that detail the objective, scope and implementation of the commissioning process as developed in the Commissioning Plan. |
| Commissioning Team: Individual team members whose coordinated actions are responsible for implementing the Commissioning Process. |
| Construction Phase Commissioning: All commissioning efforts executed during the construction process after the design phase and prior to the Acceptance Phase Commissioning. |
| Contract Documents (CD): Contract documents include design and construction contracts, price agreements and procedure agreements. Contract Documents also include all final and complete drawings, specifications and all applicable contract modifications or supplements. |
| Construction Phase Commissioning (CPC): All commissioning efforts executed during the construction process after the design phase and prior to the Acceptance Phase Commissioning. |
| Coordination Drawings: Drawings showing the work of all trades that are used to illustrate that equipment can be installed in the space allocated without compromising equipment function or access for maintenance and replacement. These drawings graphically illustrate and dimension manufacturers’ recommended maintenance clearances. On mechanical projects, coordination drawings include structural steel, ductwork, major piping and electrical conduit and show the elevations and locations of the above components. |
| Data Logging: The monitoring and recording of temperature, flow, current, status, pressure, etc. of equipment using stand-alone data recorders. |
| Deferred System Test: Tests that cannot be completed at the end of the acceptance phase due to ambient conditions, schedule issues or other conditions preventing testing during the normal acceptance testing period. |
| Deficiency: See “Commissioning Issue”. |
| Design Criteria: A listing of the VA Design Criteria outlining the project design requirements, including its source. These are used during the design process to show the design elements meet the OPR. |
| Design Intent: The overall term that includes the OPR and the BOD. It is a detailed explanation of the ideas, concepts, and criteria that are defined by the owner to be important. The design intent documents are utilized to provide a written record of these ideas, concepts and criteria. |
| Design Narrative: A written description of the proposed design solutions that satisfy the requirements of the OPR. |
| Environmental Systems: Systems that use a combination of mechanical equipment, airflow, water flow and electrical energy to provide heating, ventilating, air conditioning, humidification, and dehumidification for the purpose of human comfort or process control of temperature and humidity. |
| Executive Summary: A section of the Commissioning report that reviews the general outcome of the project. It also includes any unresolved issues, recommendations for the resolution of unresolved issues and all deferred testing requirements. |
| Functionality: This defines a design component or construction process which will allow a system or component to operate or be constructed in a manner that will produce the required outcome of the OPR. |
| Functional Test Procedure (FTP): A written protocol that defines methods, steps, personnel, and acceptance criteria for tests conducted on components, equipment, assemblies, systems, and interfaces among systems. |
| Industry Accepted Best Practice: A design component or construction process that has achieved industry consensus for quality performance and functionality. Refer to the current edition of the NEBB Design Phase Commissioning Handbook for examples. |
| Installation Verification: Observations or inspections that confirm the system or component has been installed in accordance with the contract documents and to industry accepted best practices. |
| Integrated System Testing: Integrated Systems Testing procedures entail testing of multiple integrated systems performance to verify proper functional interface between systems. Typical Integrated Systems Testing includes verifying that building systems respond properly to loss of utility, transfer to emergency power sources, re-transfer from emergency power source to normal utility source; interface between HVAC controls and Fire Alarm systems for equipment shutdown, interface between Fire Alarm system and elevator control systems for elevator recall and shutdown; interface between Fire Alarm System and Security Access Control Systems to control access to spaces during fire alarm conditions; and other similar tests as determined for each specific project. |
Issues Log: A formal and ongoing record of problems or concerns – and their resolution – that have been raised by members of the Commissioning Team during the course of the Commissioning Process.
| Lessons Learned Workshop: A workshop conducted to discuss and document project successes and identify opportunities for improvements for future projects. | |
| Maintainability: A design component or construction process that will allow a system or component to be effectively maintained. This includes adequate room for access to adjust and repair the equipment. Maintainability also includes components that have readily obtainable repair parts or service. | |
| Manual Test: Testing using hand-held instruments, immediate control system readouts or direct observation to verify performance (contrasted to analyzing monitored data taken over time to make the ‘observation’). | |
| Owner’s Project Requirements (OPR): A written document that details the project requirements and the expectations of how the building and its systems will be used and operated. These include project goals, measurable performance criteria, cost considerations, benchmarks, success criteria, and supporting information. | |
| Peer Review: A formal in-depth review separate from the commissioning review processes. The level of effort and intensity is much greater than a typical commissioning facilitation or extended commissioning review. The VA usually hires an independent third-party (called the IDIQ A/E) to conduct peer reviews. | |
| Precision: The ability of an instrument to produce repeatable readings of the same quantity under the same conditions. The precision of an instrument refers to its ability to produce a tightly grouped set of values around the mean value of the measured quantity. | |
| Pre-Design Phase Commissioning: Commissioning tasks performed prior to the commencement of design activities that includes project programming and the development of the commissioning process for the project | |
| Pre-Functional Checklist (PFC): A form used by the contractor to verify that appropriate components are onsite, correctly installed, set up, calibrated, functional and ready for functional testing. | |
| Pre-Functional Test (PFT): An inspection or test that is done before functional testing. PFT’s include installation verification and system and component start up tests. | |
| Procedure or Protocol: A defined approach that outlines the execution of a sequence of work or operations. Procedures are used to produce repeatable and defined results. | |
| Range: The upper and lower limits of an instrument’s ability to measure the value of a quantity for which the instrument is calibrated. | |
| Resolution: This word has two meanings in the Cx Process. The first refers to the smallest change in a measured variable that an instrument can detect. The second refers to the implementation of actions that correct a tested or observed deficiency. | |
| Site Observation Visit: On-site inspections and observations made by the Commissioning Agent for the purpose of verifying component, equipment, and system installation, to observe contractor testing, equipment start-up procedures, or other purposes. | |
| Site Observation Reports (SO): Reports of site inspections and observations made by the Commissioning Agent. Observation reports are intended to provide early indication of an installation issue which will need correction or analysis. | |
| Special System Inspections: Inspections required by a local code authority prior to occupancy and are not normally a part of the commissioning process. | |
| Static Tests: Tests or inspections that validate a specified static condition such as pressure testing. Static tests may be specification or code initiated. | |
| Start Up Tests: Tests that validate the component or system is ready for automatic operation in accordance with the manufactures requirements. | |
| Systems Manual: A system-focused composite document that includes all information required for the owners operators to operate the systems. | |
| Test Procedure: A written protocol that defines methods, personnel, and expectations for tests conducted on components, equipment, assemblies, systems, and interfaces among systems. | |
| Testing: The use of specialized and calibrated instruments to measure parameters such as: temperature, pressure, vapor flow, air flow, fluid flow, rotational speed, electrical characteristics, velocity, and other data in order to determine performance, operation, or function. | |
| Testing, Adjusting, and Balancing (TAB): A systematic process or service applied to heating, ventilating, and air-conditioning (HVAC) systems and other environmental systems to achieve and document air and hydronic flow rates. The standards and procedures for providing these services are referred to as “Testing, Adjusting, and Balancing” and are described in the Procedural Standards for the Testing, Adjusting and Balancing of Environmental Systems, published by NEBB or AABC. | |
| Thermal Scans: Thermographic pictures taken with an Infrared Thermographic Camera. Thermographic pictures show the relative temperatures of objects and surfaces and are used to identify leaks, thermal bridging, thermal intrusion, electrical overload conditions, moisture containment, and insulation failure. | |
| Training Plan: A written document that details, in outline form the expectations of the operator training. Training agendas should include instruction on how to obtain service, operate, startup, shutdown and maintain all systems and components of the project. | |
| Trending: Monitoring over a period of time with the building automation system. | |
| Unresolved Commissioning Issue: Any Commissioning Issue that, at the time that the Final Report or the Amended Final Report is issued that has not been either resolved by the construction team or accepted by the VA. Validation: The process by which work is verified as complete and operating correctly: | |
| 1. | First party validation occurs when a firm or individual verifying the task is the same firm or individual performing the task. |
| 2. | Second party validation occurs when the firm or individual verifying the task is under the control of the firm performing the task or has other possibilities of financial conflicts of interest in the resolution (Architects, Designers, General Contractors and Third Tier Subcontractors or Vendors). |
| 3. | Third party validation occurs when the firm verifying the task is not associated with or under control of the firm performing or designing the task. |
| Verification: The process by which specific documents, components, equipment, assemblies, systems, and interfaces among systems are confirmed to comply with the criteria described in the Owner’s Project Requirements. | |
| Warranty Phase Commissioning: Commissioning efforts executed after a project has been completed and accepted by the Owner. Warranty Phase Commissioning includes follow-up on verification of system performance, measurement and verification tasks and assistance in identifying warranty issues and enforcing warranty provisions of the construction contract. | |
| Warranty Visit: A commissioning meeting and site review where all outstanding warranty issues and deferred testing is reviewed and discussed. | |
| Whole Building Commissioning: Commissioning of building systems such as Building Envelope, HVAC, Electrical, Special Electrical (Fire Alarm, Security & Communications), Plumbing and Fire Protection as described in this specification. |
1.7 SYSTEMS TO BE COMMISSIONED
| A. | Commissioning of a system or systems specified for this project is part of the construction process. Documentation and testing of these systems, as well as training of the VA’s Operation and Maintenance personnel, is required in cooperation with the VA and the Commissioning Agent. |
| B. | The following systems will be commissioned as part of this project: |
| Systems To Be Commissioned |
| System |
| Description |
HVAC
| Direct Digital Control System** |
| Operator Interface Computer, Operator Workstation (including graphics, point mapping, trends, alarms), Network Communications Modules and Wiring, Integration Panels. [DDC Control panels will be commissioned with the systems controlled by the panel] |
| Chilled Water System** |
| Chillers (centrifugal, rotary screw, air-cooled), pumps (primary, secondary, variable primary), VFDs associated with chilled water system components, DDC Control Panels (including integration with Building Control System) |
| HVAC Air Handling Systems** |
| Air handling Units, packaged rooftop AHU, Outdoor Air conditioning units, humidifiers, DDC control panels |
| HVAC Ventilation/Exhaust Systems |
| General exhaust, toilet exhaust, laboratory exhaust, isolation exhaust, room pressurization control systems |
| HVAC Terminal Unit Systems** |
| VAV Terminal Units, CAV terminal units, fan coil units, fin-tube radiation, unit heaters |
| Decentralized Unitary HVAC Systems* |
| Split-system HVAC systems, controls, interface with facility DDC |
| Hydronic Distribution Systems |
| Pumps, DDC control panels, heat exchangers, |
Electrical
| Low-Voltage Distribution System |
| Normal power distribution system, Life-safety power distribution system, critical power distribution system, equipment power distribution system, switchboards, distribution panels, panelboards, verify breaker testing results (injection current, etc.) |
| Lighting & Lighting Control** Systems |
| Emergency lighting, occupancy sensors, lighting control systems, architectural dimming systems, theatrical dimming systems, exterior lighting and controls |
Control, Communication And Signal Wiring
| Control, Communication And Signal Wiring |
| Witness 3rd party testing, review reports |
Electronic Safety and Security
| Physical Access Control Systems |
| Witness 3rd party testing, review reports |
| Access Control Systems |
| Witness 3rd party testing, review reports |
| Video Surveillance System |
| Witness 3rd party testing, review reports |
| Fire Detection and Alarm System |
| 100% new device acceptance testing, verify new device compatibility and operation, verify operation of existing devices shown to be maintained and/or relocated in the area of construction activities, verify system monitoring, verify interface with other systems, verify operation of new smoke dampers and reprogramming of the existing control panel. |
Table Notes
** Denotes systems that LEED requires to be commissioned to comply with the LEED Fundamental Commissioning pre-requisite.
1.8 COMMISSIONING TEAM
| A. | The commissioning team shall consist of, but not be limited to, representatives of Contractor, including Project Superintendent and subcontractors, installers, schedulers, suppliers, and specialists deemed appropriate by the Department of Veterans Affairs (VA) and Commissioning Agent. |
| B. | Members Appointed by Contractor: |
| 1. | Contractor’ Commissioning Manager: The designated person, company, or entity that plans, schedules and coordinates the commissioning activities for the construction team. |
| 2. | Contractor’s Commissioning Representative(s): Individual(s), each having authority to act on behalf of the entity he or she represents, explicitly organized to implement the commissioning process through coordinated actions. |
| C. | Members Appointed by VA: |
| 1. | Commissioning Agent: The designated person, company, or entity that plans, schedules, and coordinates the commissioning team to implement the commissioning process. The VA will engage the CxA under a separate contract. |
| 2. | User: Representatives of the facility user and operation and maintenance personnel. |
| 3. | A/E: Representative of the Architect and engineering design professionals. |
1.9 VA'S COMMISSIONING RESPONSIBILITIES
| A. | Appoint an individual, company or firm to act as the Commissioning Agent. |
| B. | Assign operation and maintenance personnel and schedule them to participate in commissioning team activities including, but not limited to, the following: |
| 1. | Coordination meetings. |
| 2. | Training in operation and maintenance of systems, subsystems, and equipment. |
| 3. | Testing meetings. |
| 4. | Witness and assist in Systems Functional Performance Testing. |
| 5. | Demonstration of operation of systems, subsystems, and equipment. |
| C. | Provide the Construction Documents, prepared by Architect and approved by VA, to the Commissioning Agent and for use in managing the commissioning process, developing the commissioning plan, systems manuals, and reviewing the operation and maintenance training plan. |
1.10 CONTRACTOR'S COMMISSIONING RESPONSIBILITIES
| A. | The Contractor shall assign a Commissioning Manager to manage commissioning activities of the Contractor, and subcontractors. |
| B. | The Contractor shall ensure that the commissioning responsibilities outlined in these specifications are included in all subcontracts and that subcontractors comply with the requirements of these specifications. |
| C. | The Contractor shall ensure that each installing subcontractor shall assign representatives with expertise and authority to act on behalf of the subcontractor and schedule them to participate in and perform commissioning team activities including, but not limited to, the following: |
| 1. | Participate in commissioning coordination meetings. |
| 2. | Conduct operation and maintenance training sessions in accordance with approved training plans. |
| 3. | Verify that Work is complete and systems are operational according to the Contract Documents, including calibration of instrumentation and controls. |
| 4. | Evaluate commissioning issues and commissioning observations identified in the Commissioning Issues Log, field reports, test reports or other commissioning documents. In collaboration with entity responsible for system and equipment installation, recommend corrective action. |
| 5. | Review and comment on commissioning documentation. |
| 6. | Participate in meetings to coordinate Systems Functional Performance Testing. |
| 7. | Provide schedule for operation and maintenance data submittals, equipment startup, and testing to Commissioning Agent for incorporation into the commissioning plan. |
| 8. | Provide information to the Commissioning Agent for developing commissioning plan. |
| 9. | Participate in training sessions for VA's operation and maintenance personnel. |
10. Provide technicians who are familiar with the construction and operation of installed systems and who shall develop specific test procedures to conduct Systems Functional Performance Testing of installed systems.
1.11 COMMISSIONING AGENT’S RESPONSIBILITIES
| A. | Organize and lead the commissioning team. |
| B. | Prepare the commissioning plan. See Paragraph 1.11-A of this specification Section for further information. |
| C. | Review and comment on selected submittals from the Contractor for general conformance with the Construction Documents. Review and comment on the ability to test and operate the system and/or equipment, including providing gages, controls and other components required to operate, maintain, and test the system. Review and comment on performance expectations of systems and equipment and interfaces between systems relating to the Construction Documents. |
| D. | At the beginning of the construction phase, conduct an initial construction phase coordination meeting for the purpose of reviewing the commissioning activities and establishing tentative schedules for operation and maintenance submittals; operation and maintenance training sessions; TAB Work; Pre-Functional Checklists, Systems Functional Performance Testing; and project completion. |
| E. | Convene commissioning team meetings for the purpose of coordination, communication, and conflict resolution; discuss status of the commissioning processes. Responsibilities include arranging for facilities, preparing agenda and attendance lists, and notifying participants. The Commissioning Agent shall prepare and distribute minutes to commissioning team members and attendees within five workdays of the commissioning meeting. |
| F. | Observe construction and report progress, observations and issues. Observe systems and equipment installation for adequate accessibility for maintenance and component replacement or repair, and for general conformance with the Construction Documents. |
| G. | Prepare Project specific Pre-Functional Checklists and Systems Functional Performance Test procedures. |
| H. | Coordinate Systems Functional Performance Testing schedule with the Contractor. |
| I. | Witness selected systems startups. |
| J. | Verify selected Pre-Functional Checklists completed and submitted by the Contractor. |
| K. | Witness and document Systems Functional Performance Testing. |
| L. | Compile test data, inspection reports, and certificates and include them in the systems manual and commissioning report. |
| M. | Review and comment on operation and maintenance (O&M) documentation and systems manual outline for compliance with the Contract Documents. Operation and maintenance documentation requirements are specified in Paragraph 1.25, Section 01 00 00 GENERAL REQUIREMENTS. |
| N. | Review operation and maintenance training program developed by the Contractor. Verify training plans provide qualified instructors to conduct operation and maintenance training. |
| O. | Prepare commissioning Field Observation Reports. |
| P. | Prepare the Final Commissioning Report. |
| Q. | 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 Systems Functional Performance Testing. Also interview facility staff and identify problems or concerns they have 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, documents and requests for services to remedy outstanding problems. |
| R. | Assemble the final commissioning documentation, including the Final Commissioning Report and Addendum to the Final Commissioning Report. |
1.12 COMMISSIONING DOCUMENTATION
| A. | Commissioning Plan: A document, prepared by Commissioning Agent, that outlines the schedule, allocation of resources, and documentation requirements of the commissioning process, and shall include, but is not limited, to the following: |
| 1. | Plan for delivery and review of submittals, systems manuals, and other documents and reports. Identification of the relationship of these documents to other functions and a detailed description of submittals that are required to support the commissioning processes. Submittal dates shall include the latest date approved submittals must be received without adversely affecting commissioning plan. |
| 2. | Description of the organization, layout, and content of commissioning documentation (including systems manual) and a detailed description of documents to be provided along with identification of responsible parties. |
| 3. | Identification of systems and equipment to be commissioned. |
| 4. | Schedule of Commissioning Coordination meetings. |
| 5. | Identification of items that must be completed before the next operation can proceed. |
| 6. | Description of responsibilities of commissioning team members. |
| 7. | Description of observations to be made. |
| 8. | Description of requirements for operation and maintenance training. |
| 9. | Schedule for commissioning activities with dates coordinated with overall construction schedule. |
10. Process and schedule for documenting changes on a continuous basis to appear in Project Record Documents.
11. Process and schedule for completing prestart and startup checklists for systems, subsystems, and equipment to be verified and tested.
12. Preliminary Systems Functional Performance Test procedures.
| B. | Systems Functional Performance Test Procedures: The Commissioning Agent will develop Systems Functional Performance Test Procedures for each system to be commissioned, including subsystems, or equipment and interfaces or interlocks with other systems. Systems Functional Performance Test Procedures will include a separate entry, with space for comments, for each item to be tested. Preliminary Systems Functional Performance Test Procedures will be provided to the VA, Architect/Engineer, and Contractor for review and comment. The Systems Performance Test Procedure will include test procedures for each mode of operation and provide space to indicate whether the mode under test responded as required. Each System Functional Performance Test procedure, regardless of system, subsystem, or equipment being tested, shall include, but not be limited to, the following: |
| 1. | Name and identification code of tested system. |
| 2. | Test number. |
| 3. | Time and date of test. |
| 4. | Indication of whether the record is for a first test or retest following correction of a problem or issue. |
| 5. | Dated signatures of the person performing test and of the witness, if applicable. |
| 6. | Individuals present for test. |
| 7. | Observations and Issues. |
| 8. | Issue number, if any, generated as the result of test. |
| C. | Pre-Functional Checklists: The Commissioning Agent will prepare Pre-Functional Checklists. Pre-Functional Checklists shall be completed and signed by the Contractor, verifying that systems, subsystems, equipment, and associated controls are ready for testing. The Commissioning Agent will spot check Pre-Functional Checklists to verify accuracy and readiness for testing. Inaccurate or incomplete Pre-Functional Checklists shall be returned to the Contractor for correction and resubmission. |
| D. | Test and Inspection Reports: The Commissioning Agent will record test data, observations, and measurements on Systems Functional Performance Test Procedure. The report will also include recommendation for system acceptance or non-acceptance. Photographs, forms, and other means appropriate for the application shall be included with data. Commissioning Agent Will compile test and inspection reports and test and inspection certificates and include them in systems manual and commissioning report. |
| E. | Corrective Action Documents: The Commissioning Agent will document corrective action taken for systems and equipment that fail tests. The documentation will include any required modifications to systems and equipment and/or revisions to test procedures, if any. The Commissioning Agent will witness and document any retesting of systems and/or equipment requiring corrective action and document retest results. |
| F. | Commissioning Issues Log: The Commissioning Agent will prepare and maintain Commissioning Issues Log that describes Commissioning Issues and Commissioning Observations that are identified during the Commissioning process. These observations and issues include, but are not limited to, those that are at variance with the Contract Documents. The Commissioning Issues Log will identify and track issues as they are encountered, the party responsible for resolution, progress toward resolution, and document how the issue was resolved. The Master Commissioning Issues Log will also track the status of unresolved issues. |
| 1. | Creating a Commissioning Issues Log Entry: |
| a. | Identify the issue with unique numeric or alphanumeric identifier by which the issue may be tracked. |
| b. | Assign a descriptive title for the issue. |
| c. | Identify date and time of the issue. |
| d. | Identify test number of test being performed at the time of the observation, if applicable, for cross reference. |
| e. | Identify system, subsystem, and equipment to which the issue applies. |
| f. | Identify location of system, subsystem, and equipment. |
| g. | Include information that may be helpful in diagnosing or evaluating the issue. |
| h. | Note recommended corrective action. |
| i. | Identify commissioning team member responsible for corrective action. |
| j. | Identify expected date of correction. |
| k. | Identify person that identified the issue. |
| 2. | Documenting Issue Resolution: |
| a. | Log date correction is completed, or the issue is resolved. |
| b. | Describe corrective action or resolution taken. Include description of diagnostic steps taken to determine root cause of the issue, if any. |
| c. | Identify changes to the Contract Documents that may require action. |
| d. | State that correction was completed, and system, subsystem, and equipment are ready for retest, if applicable. |
| e. | Identify person(s) who corrected or resolved the issue. |
| f. | Identify person(s) verifying the issue resolution. |
| G. | Final Commissioning Report: The Commissioning Agent will document results of the commissioning process, including unresolved issues, and performance of systems, subsystems, and equipment. The Commissioning Report will indicate whether systems, subsystems, and equipment have been properly installed and are performing according to the Contract Documents. This report will be used by the Department of Veterans Affairs when determining that systems will be accepted. This report will be used to evaluate systems, subsystems, and equipment and will serve as a future reference document during VA occupancy and operation. It shall describe components and performance that exceed requirements of the Contract Documents and those that do not meet requirements of the Contract Documents. The commissioning report will include, but is not limited to, the following: |
| 1. | Lists and explanations of substitutions; compromises; variances with the Contract Documents; record of conditions; and, if appropriate, recommendations for resolution. Design Narrative documentation maintained by the Commissioning Agent. |
| 2. | Commissioning plan. |
| 3. | Pre-Functional Checklists completed by the Contractor, with annotation of the Commissioning Agent review and spot check. |
| 4. | Systems Functional Performance Test Procedures, with annotation of test results and test completion. |
| 5, | Commissioning Issues Log. |
| 6. | Listing of deferred and off-season test(s) not performed, including the schedule for their completion. |
| H. | Addendum to Final Commissioning Report: The Commissioning Agent will prepare an Addendum to the Final Commissioning Report near the end of the Warranty Period. The Addendum will indicate whether systems, subsystems, and equipment are complete and continue to perform according to the Contract Documents. The Addendum to the Final Commissioning Report shall include, but is not limited to, the following: |
| 1. | Documentation of deferred and off-season test(s) results. |
| 2. | Completed Systems Functional Performance Test Procedures for off season test(s). |
| 3. | Documentation that unresolved system performance issues have been resolved. |
| 4. | Updated Commissioning Issues Log, including status of unresolved issues. |
| 5. | Identification of potential Warranty Claims to be corrected by the Contractor. |
| I. | Systems Manual: The Commissioning Agent will gather required information and compile the Systems Manual. The Systems Manual will include, but is not limited to, the following: |
| 1. | Design Narrative, including system narratives, schematics, single-line diagrams, flow diagrams, equipment schedules, and changes made throughout the Project. |
| 2. | Reference to Final Commissioning Plan. |
| 3. | Reference to Final Commissioning Report. |
| 4. | Approved Operation and Maintenance Data as submitted by the Contractor. |
1.13 SUBMITTALS
| A. | Preliminary Commissioning Plan Submittal: The Commissioning Agent has prepared a Preliminary Commissioning Plan based on the final Construction Documents. The Preliminary Commissioning Plan is included as an Appendix to this specification section. The Preliminary Commissioning Plan is provided for information only. It contains preliminary information about the following commissioning activities: |
| 1. | The Commissioning Team: A list of commissioning team members by organization. |
| 2. | Systems to be commissioned. A detailed list of systems to be commissioned for the project. This list also provides preliminary information on systems/equipment submittals to be reviewed by the Commissioning Agent; preliminary information on Pre-Functional Checklists that are to be completed; preliminary information on Systems Performance Testing, including information on testing sample size (where authorized by the VA). |
| 3. | Commissioning Team Roles and Responsibilities: Preliminary roles and responsibilities for each Commissioning Team member. |
| 4. | Commissioning Documents: A preliminary list of commissioning-related documents, include identification of the parties responsible for preparation, review, approval, and action on each document. |
| 5. | Commissioning Activities Schedule: Identification of Commissioning Activities, including Systems Functional Testing, the expected duration and predecessors for the activity. |
| 6. | Pre-Functional Checklists: Preliminary Pre-Functional Checklists for equipment, components, subsystems, and systems to be commissioned. These Preliminary Pre-Functional Checklists provide guidance on the level of detailed information the Contractor shall include on the final submission. |
| 7. | Systems Functional Performance Test Procedures: Preliminary step-by-step System Functional Performance Test Procedures to be used during Systems Functional Performance Testing. These Preliminary Systems Functional Performance procedures provide information on the level of testing rigor, and the level of Contractor support required during performance of system’s testing. |
| B. | Final Commissioning Plan Submittal: Based on the Final Construction Documents and the Contractor’s project team, the Commissioning Agent will prepare the Final Commissioning Plan as described in this section. The Commissioning Agent will submit three hard copies and three sets of electronic files of Final Commissioning Plan. The Contractor shall review the Commissioning Plan and provide any comments to the VA. The Commissioning Agent will incorporate review comments into the Final Commissioning Plan as directed by the VA. |
| C. | Systems Functional Performance Test Procedure: The Commissioning Agent will submit preliminary Systems Functional Performance Test Procedures to the Contractor, and the VA for review and comment. The Contractor shall return review comments to the VA and the Commissioning Agent. The VA will also return review comments to the Commissioning Agent. The Commissioning Agent will incorporate review comments into the Final Systems Functional Test Procedures to be used in Systems Functional Performance Testing. |
| D. | Pre-Functional Checklists: The Commissioning Agent will submit Pre-Functional Checklists to be completed by the Contractor. |
| E. | Test and Inspection Reports: The Commissioning Agent will submit test and inspection reports to the VA with copies to the Contractor and the Architect/Engineer. |
| F. | Corrective Action Documents: The Commissioning Agent will submit corrective action documents to the VA Resident Engineer with copies to the Contractor and Architect. |
| G. | Preliminary Commissioning Report Submittal: The Commissioning Agent will submit three electronic copies of the preliminary commissioning report. One electronic copy, with review comments, will be returned to the Commissioning Agent for preparation of the final submittal. |
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