019113 General Commissioning Requirements.doc

A&E

NATIONAL INSTITUTES OF HEALTH (NIH)

HAMILTON, MONTANA

SECTION 01 91 13 - GENERAL COMMISSIONING REQUIREMENTS

PART 1 - GENERAL

1.1 RELATED DOCUMENTS

A. Drawings and general provisions of the Contract, including General and Supplementary Conditions and other Division 01 Specification Sections, apply to this Section.

B. OPR and BoD documentation are included by reference for information only.

C. Commissioning Scope Matrix is included as an attachment.

1.2 SUMMARY

A. Section includes general requirements that apply to implementation of commissioning without regard to specific systems, assemblies, or components.

B. Commissioning is systematic processes to provide documented confirmation that building systems perform according to the criteria set forth in the design intent and satisfy the owner’s operational needs. This is achieved by beginning in the design phase and documenting design intent and continuing through construction and acceptance. The commissioning process shall encompass and coordinate the traditionally separate functions of system documentation, equipment startup, control system calibration, testing and balancing (conducted by others and with oversight by CxA), performance testing and facility operator training.

C. Commissioning during the construction phase is intended to achieve the following specific objectives according to the Contract Documents:

1. Verify that applicable equipment and systems are installed according to the manufacturer’s recommendations and to industry accepted minimum standards and that they receive adequate operational checkout by installing contractors.

2. Verify and document proper performance of equipment and systems.

3. Verify that O&M documentation left on site is complete.

4. Verify that the Owner’s operating personnel are adequately trained.

D. The commissioning process does not take away from or reduce the responsibility of the system designers or installing contractors to provide a finished and fully functioning product.

E. Abbreviations. The following are common abbreviations used in the Specifications and in the Commissioning Plan. Definitions are found in Section 1.3.

F. Related Sections:

1. Division 01 Section 91 13 General Commissioning Requirements

2. Division 01 Section 91 15 Building Enclosure Commissioning General Requirements

3. Division 21 Section 08 00 “Commissioning of Fire Protection Systems” for commissioning process activities for Fire Protection systems, assemblies, equipment, components, and controls.

4. Division 22 Section 08 00 “Commissioning of Plumbing Systems” for commissioning process activities for plumbing systems, assemblies, equipment, components, and controls.

5. Division 23 Section 08 00 "Commissioning of HVAC Systems" for commissioning process activities for HVAC&R systems, assemblies, equipment, components, and controls.

6. Division 26 Section 08 00 "Commissioning of Electrical Systems" for commissioning process activities for electrical systems, assemblies, equipment, components, and controls.

7. Division 27 Section 08 00 “Commissioning of Communication Systems” for commissioning process activities for Communication systems, assemblies, equipment, components, and controls.

8. Division 28 Section 08 00 “Commissioning of Electronic Safety & Security Systems” for commissioning process activities for Electronic Safety & Security systems, assemblies, equipment, components, and controls.

1.3 DEFINITIONS

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

B. Approval. Acceptance that a piece of equipment or system has been properly installed and is functioning in the tested modes according to the Contract Documents.

C. Architect/Engineer (A/E): The prime consultant (architect) and sub-consultants who comprise the design team, generally the HVAC mechanical designer/engineer and the electrical designer/engineer.

D. BoD: Basis of Design. A document that records concepts, calculations, decisions, and product selections used to meet the OPR and to satisfy applicable regulatory requirements, standards, and guidelines. The document includes both narrative descriptions and lists of individual items that support the design process.

E. CxA: Commissioning Authority. An independent agent, not otherwise associated with the A/E team members or the Contractor, hired by the Owner. The CxA directs and coordinates the day-to-day commissioning activities. The CxA does not take an oversight role like the CM. The CxA is part of the Construction Manager (CM) team or shall report directly to the CM.

F. Cx Plan: Commissioning Plan: A document that outlines the organization, schedule, allocation of resources, and documentation requirements of the commissioning process G. Datalogging: Monitoring flows, currents, status, pressures, etc. of equipment using stand-alone dataloggers separate from the control system.

H. 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.

I. 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)

J. 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.

K. Design Narrative or Design Documentation: Sections of either the Design Intent or Basis of Design.

L. Factory Testing: Testing of equipment on-site or at the factory by factory personnel with an Owner’s representative present.

M. 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 setpoint). Systems are tested under various modes, such as during low cooling or heating loads, high loads, component failures, unoccupied, varying outside air temperatures, fire alarm, power failure, etc. The systems are run through all the control system’s sequences of operation and components are verified to be responding as the sequences state. Traditional air or water test and balancing (TAB) is not functional testing, in the commissioning sense of the word. TAB’s primary work is setting up the system flows and pressures as specified, while functional testing is verifying that which has already been set up. The commissioning authority develops the functional test procedures in a sequential written form, coordinates, oversees and documents the actual testing, which is usually performed by the installing contractor or vendor. FTs are performed after prefunctional checklists and startup are complete.

N. General Contractor (GC): The prime contractor for this project. Generally refers to all the GC’s subcontractors as well. Also referred to as the Contractor, in some contexts.

O. Indirect Indicators: Indicators of a response or condition, such as a reading from a control system screen reporting a damper to be 100% closed

P. Manual Test: 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”).

Q. Monitoring: The recording of parameters (flow, current, status, pressure, etc.) of equipment operation using dataloggers or the trending capabilities of control systems.

R. Non-Compliance: See Deficiency.

S. Non-Conformance: See Deficiency.

T. Over-written Value: Writing over a sensor value in the control system to see the response of a system (e.g., changing the outside air temperature value from 50F to 75F to verify economizer operation). See also “Simulated Signal.”

U. OPR: Owner's Project Requirements. A document that details the functional requirements of a project and the expectations of how it will be used and operated. These include Project goals, measurable performance criteria, cost considerations, benchmarks, success criteria, and supporting information.

V. Prefunctional Checklist (PC): A list of items to inspect and elementary component tests to conduct to verify proper installation of equipment, provided by the CxA to the Sub. Prefunctional checklists are primarily static inspections and procedures to prepare the equipment or system for initial operation (e.g., belt tension, oil levels OK, labels affixed, gages in place, sensors calibrated, etc.). However, some prefunctional checklist items entail simple testing of the function of a component, a piece of equipment or system (such as measuring the voltage imbalance on a three phase pump motor of a chiller system). The word prefunctional refers to before functional testing. Prefunctional checklists augment and are combined with the manufacturer’s start-up checklist. Even without a commissioning process, contractors typically perform some, if not many, of the prefunctional checklist items a commissioning authority will recommend. However, few contractors document in writing the execution of these checklist items. Therefore, for most equipment, the contractors execute the checklists on their own. The commissioning authority only requires that the procedures be documented in writing, and does not witness much of the prefunctional checklisting, except for larger or more critical pieces of equipment.

W. Sampling: Functionally testing only a fraction of the total number of identical or near identical pieces of equipment.

X. Seasonal Performance Tests: FT that are deferred until the system(s) will experience conditions closer to their design conditions.

Y. Simulated Condition: Condition that is created for the purpose of testing the response of a system (e.g., applying a hair blower to a space sensor to see the response in a VAV box).

Z. Simulated Signal: Disconnecting a sensor and using a signal generator to send an amperage, resistance or pressure to the transducer and DDC system to simulate a sensor value.

AA. Systems, Subsystems, Equipment, and Components: Where these terms are used together or separately, they shall mean "as-built" systems, subsystems, equipment, and components.

AB. Startup: The initial starting or activating of dynamic equipment, including executing prefunctional checklists.

AC. Subs: The subcontractors to the GC who provide and install building components and systems.

AD. Test Procedures: The step-by-step process which must be executed to fulfill the test requirements. The test procedures are developed by the CxA.

AE. Test Requirements: Requirements specifying what modes and functions, etc. shall be tested. The test requirements are not the detailed test procedures. The test requirements are specified in the Contract Documents

AF. Trending: Monitoring using the building control system.

AG. Vendor: Supplier of equipment.

AH. Warranty Period: Warranty period for entire project, including equipment components. Warranty begins at Substantial Completion and extends for at least one year, unless specifically noted otherwise in the Contract Documents and accepted submittals.

1.4 COORDINATION

A. Commissioning Team. The members of the commissioning team consist of the Commissioning authority (CxA), the Owner's Representative (OR), the designated representative of the owner’s Construction Management firm (CM), the General Contractor (GC or Contractor), the architect and design engineers (particularly the mechanical engineer), the Mechanical Contractor (MC), the Electrical Contractor (EC), the TAB representative, the Controls Contractor (CC), any other installing subcontractors or suppliers of equipment. If known, the Owner’s building or plant operator/engineer is also a member of the commissioning team.

B. Management. The CxA is hired by the Owner directly. The CxA directs and coordinates the commissioning activities and the reports to the OR. All members work together to fulfill their contracted responsibilities and meet the objectives of the Contract Documents.

C. Scheduling. The CxA will work with the CM and GC according to established protocols to schedule the commissioning activities. The CxA will provide sufficient notice to the CM and GC for scheduling commissioning activities. The GC 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.

D. The CxA will provide the initial schedule of primary commissioning events at the commissioning scoping meeting. The Commissioning Plan—Construction Phase provides a format for this schedule. As construction progresses more detailed schedules are developed by the CxA. The Commissioning Plan also provides a format for detailed schedules.

1.5 COMMISSIONING PROCESS

A. Commissioning Plan. The Commissioning Plan, provided as part of the bid documents, is binding on the Contractor. The commissioning plan provides guidance in the execution of the commissioning process. Just after the initial commissioning scoping meeting the CxA will update the plan which is then considered the “final” plan, though it will continue to evolve and expand as the project progresses. The Specifications will take precedence over the Commissioning Plan.

B. 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 CxA where the commissioning process is reviewed with the commissioning team members.

2. Additional meetings will be required throughout construction, scheduled by the CxA with necessary parties attending, to plan, scope, coordinate, schedule future activities and resolve problems.

3. Equipment documentation is submitted to the CxA during normal submittals, including detailed start-up procedures.

4. The CxA provides on-site construction reviews and documents any relevant observations including deficiencies in Field Reports provided directly to the Owner, and which may be simultaneously provided to the GC per the Owner’s direction

5. The CxA works with the Subs in developing startup plans and startup documentation formats, including providing the Subs with prefunctional checklists to be completed, during the startup process.

6. In general, the checkout and performance verification proceeds from simple to complex; from component level to equipment to systems and intersystem levels with prefunctional checklists being completed before functional testing.

7. The Subs, under their own direction, execute and document the prefunctional checklists and perform startup and initial checkout. The CxA documents that the checklists and startup were completed according to the approved plans. This may include the CxA witnessing start-up of selected equipment.

8. The CxA develops specific equipment and system functional performance test procedures. The Subs review the procedures.

9. The procedures are executed by the Subs, under the direction of, and documented by the CxA.

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

11. The CxA reviews the O&M documentation for completeness.

12. Commissioning is completed before Substantial Completion.

13. The CxA reviews, pre-approves and coordinates the training provided by the Subs and verifies that is was completed.

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

1.6 COMMISSIONING TEAM

A. Members Appointed by Contractor(s): Individuals, each having the authority to act on behalf of the entity he or she represents, explicitly organized to implement the commissioning process through coordinated action. The commissioning team shall consist of, but not be limited to, the Construction Manager (CM) and representatives of the Contractor, including Project superintendent and subcontractors, installers, suppliers, and specialists deemed appropriate by the CxA.

B. Members Appointed by Owner:

1. CxA: The designated person, company, or entity that plans, schedules, and coordinates the commissioning team to implement the commissioning process. Owner will engage the CxA under a separate contract.

2. Representatives of the facility user and operation and maintenance personnel.

3. The Owners Representative.

4. Architect and engineering design professionals.

1.7 OWNER'S RESPONSIBILITIES

A. See also the Commissioning Scope Matrix that is attached.

B. Provide the OPR documentation to the CxA and Contractor for information and use.

C. Assign operation and maintenance personnel and schedule them to participate in commissioning team activities.

D. Provide the BoD documentation, prepared by Architect and approved by Owner, to the CxA and Contractor for use in developing the commissioning plan, systems manual, and operation and maintenance training plan.

E. Follow the Commissioning Plan.

F. Attend commissioning scoping meetings and additional meetings as necessary.

1.8 DESIGN PROFESSIONAL’S RESPONSIBILITIES

A. See also the Commissioning Scope Matrix that is attached.

B. Construction and Acceptance Phase

1. Perform normal submittal review, construction observation, as-built drawing preparation, etc., as contracted with Owner. One site observation should be completed just prior to system start-up.

2. Provide design narrative and sequences documentation requested by the CxA. 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 is not sufficient for writing detailed testing procedures.

3. Attend commissioning kickoff and scoping meetings and other selected commissioning team meetings as contracted with the Owner.

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

5. Prepare and submit record drawings and documentation for inclusion in the O&M manuals. Review and approve the O&M manuals.

6. Attend selected training sessions for the Owner’s personnel.

C. Warranty Period

1.

Participate in the resolution of non-compliance, non-conformance and design deficiencies identified during commissioning during warranty-period commissioning.

1.9 CONTRACTOR'S RESPONSIBILITIES

A. See also the Commissioning Scope Matrix that is attached.

B. Contractor shall assign representatives with expertise and authority to act on its behalf and shall schedule them to participate in and perform commissioning process activities including, but not limited to, the following:

1. Evaluate performance deficiencies identified in test reports and, in collaboration with entity responsible for system and equipment installation, recommend corrective action.

2. Cooperate with the CxA for resolution of issues recorded in the Issues Log.

3. Attend commissioning team meetings held on a monthly basis.

4. Integrate and coordinate commissioning process activities with construction schedule.

5. Review commissioning progress and deficiency reports.

6. Review and accept construction checklists provided by the CxA.

7. Complete paper or electronic construction checklists as Work is completed and provide to the CxA on a weekly basis.

8. Review and accept commissioning process test procedures provided by the Commissioning Authority.

9. Complete commissioning process test procedures.

10. Include the cost of commissioning in the total contract price.

11. Coordinate the training of Owner personnel and provide the times and dates of training to the CxA.

12. Execute seasonal or deferred functional performance testing witnessed by the CxA to facilitate the Cx process.

13. Provide a list of final settings, setpoints, ranges, schedules, and / or trend logs required by the CxA.

14. Follow the Commissioning Plan.

15. Attend commissioning scoping meetings and additional meetings as necessary.

1.10 SUB CONTRACTOR'S RESPONSIBILITIES

A. See also the Commissioning Scope Matrix that is attached.

B. Contractor shall assign representatives with expertise and authority to act on its behalf and shall schedule them to participate in and perform commissioning process activities including, but not limited to, the following:

1. Provide all requested submittal data, including detailed start-up procedures and specific responsibilities of the Owner to keep warranties in force.

2. Assist in equipment testing per agreements with Prime.

3. Include all special tools and instruments (only available from vendor, specific to a piece of equipment) required for testing equipment according to these Contract Documents in the base bid price to the Contractor, except for stand-alone data logging equipment that may be used by the CxA.

4. Provide information requested by CxA regarding equipment sequence of operation and testing procedures.

5. Review test procedures for equipment installed by factory representatives.

6. Follow the Commissioning Plan.

7. Attend commissioning scoping meetings and additional meetings as necessary.

1.11 EQUIPMENT SUPPLIERS RESPONSIBILITIES

A. See also the Commissioning Scope Matrix that is attached.

B. The equipment suppliers shall assign representatives with expertise and authority to act on its behalf and shall schedule them to participate in and perform commissioning process activities including, but not limited to, the following:

1. Provide all requested submittal data, including detailed start-up procedures and specific responsibilities of the Owner to keep warranties in force.

2. Assist in equipment testing per agreements with Subs.

3. Include all special tools and instruments (only available from vendor, specific to a piece of equipment) required for testing equipment according to these Contract Documents in the base bid price to the Contractor, except for stand-alone datalogging equipment that may be used by the CxA.

4. Through the contractors they supply products to, analyze specified products and verify that the designer has specified the newest most updated equipment reasonable for this project’s scope and budget.

5. Provide information requested by CxA regarding equipment sequence of operation and testing procedures.

6. Review test procedures for equipment installed by factory representatives.

7. Follow the Commissioning Plan.

8. Attend commissioning scoping meetings and additional meetings as necessary.

1.12 CxA'S RESPONSIBILITIES

A. See also the Commissioning Scope Matrix that is attached.

B. The CxA is not responsible for design concept, design criteria, compliance with codes, design or general construction scheduling, cost estimating, or construction management. The CxA may assist with problem-solving non-conformance or deficiencies, but ultimately that responsibility resides with the general contractor and the A/E. The primary role of the CxA is to develop and coordinate the execution of a testing plan, observe and document performance—that systems are functioning in accordance with the documented design intent and in accordance with the Contract Documents. The Contractors will provide all tools or the use of tools to start, check-out and functionally test equipment and systems, except for specified testing with portable data-loggers, which shall be supplied and installed by the CxA.

1. Coordinates and directs the commissioning activities 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.

2. Coordinate the commissioning work and, with the GC and CM, ensure that commissioning activities are being scheduled into the master schedule.

3. Revise, as necessary, the Commissioning Plan—Construction Phase.

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

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

6. Before startup, gather and review the current control sequences and interlocks and work with contractors and design engineers until sufficient clarity has been obtained, in writing, to be able to write detailed testing procedures.

7. Review and comment on normal Contractor submittals applicable to systems being commissioned for compliance with commissioning needs, concurrent with the A/E reviews.

8. Provide or review contractor-provided prefunctional tests and checklists to be completed by the installing contractors.

9. Develop an enhanced start-up and initial systems checkout plan with Subs.

10. Perform site visits, as necessary, to observe component and system installations. Attend selected planning and job-site meetings to obtain information on construction progress. Review construction meeting minutes for revisions/substitutions relating to the commissioning process. Assist in resolving any discrepancies.

11. Approve prefunctional tests and checklist completion by reviewing prefunctional checklist reports and by selected site observation and spot checking.

12. Approve systems startup by reviewing start-up reports and by selected site observation.

13. Review TAB execution plan.

14. Oversee sufficient functional testing of the control system and approve it to be used for TAB, before TAB is executed.

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

16. 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 datalogger monitoring or manual functional testing. Submit to CM for review, and for approval if required.

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

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

19. Maintain a master deficiency and resolution log and a separate testing record. Provide the CM with written progress reports and test results with recommended actions.

20. Witness performance testing of smoke control systems by others and all other owner contracted tests or tests by manufacturer’s personnel over which the CxA may not have direct control. Document these tests and include this documentation in Commissioning Record in O&M manuals.

21. Oversee and approve the training of the Owner’s operating personnel.

22. Compile and maintain a commissioning record.

23. Review and approve the O&M manuals.

24. Provide a final commissioning report.

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

26. Return to the site at 10 months into the 12 month warranty period and review with facility staff the current building operation and the condition of outstanding issues related to the original and seasonal commissioning. Also interview facility staff and identify problems or concerns they have 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.

1.13 RESPONSIBILITIES OF OWNER’S CONSTRUCTON QUALITY MANAGEMENT (CQM) PROVIDER AND OTHER THIRD PARTY SPECIAL INSPECTORS A. See also the Commissioning Scope Matrix that is attached.

B. The CQM provider will work in parallel with but independently from the CxA and the rest of the commissioning team.

1. Some overlap in responsibilities, tasks and deliverables is expected.

2. Some construction oversight responsibilities lie solely with the CQM provider, whereas others lie solely with the CxA. (refer to the Commissioning Scope Matrix)

3. Activities or actions of the CQM provider shall not bind the CxA to nor release the CxA from the CxA responsibilities according to these specifications without explicit coordinated agreement between the CxA and CQM and approval by the owner of any such transfer of responsibility.

1.14 SYSTEMS TO BE COMMISSIONED

A. See also the Commissioning Scope Matrix that is attached.

B. The following systems will be commissioned in this project:

1. HVAC Systems

a. All HVAC Systems

b. Temperature Control System

c. Sampled witnessing of work by and review of reports by Testing, Adjusting and Balancing (TAB)

2. Plumbing:

a. Domestic Hot Water Systems

1) General DHW

2) Laboratory DHW

3) Cage Wash DHW

4) Tempered Water System

b. Domestic Water Supply System

1) DW Supply Sanitization Systems

c. Drain/Waste/Vent System

1) Sewage Ejector Pumps

d. Disinfection/Sterilization Systems

e. R.O. Water System

f. Animal Watering System

g. Laboratory Gases Piping System

h. Laboratory Compressed Air System

i. Laboratory Vacuum Pump System

3. Electrical: Automated Lighting Controls Systems

a. General Power Distribution

b. Backup Power and Automatic Transfer Systems

c. Uninterruptable Power Systems

d. Automated Lighting Controls

e. Lightning Protection System

4. Fire Protection Systems

5. Data/Comm System

6. Electronic Safety & Security Systems

a. Access Control System

b. Speaker System

7. Building Envelope

a. Air Barrier

b. Thermal Barrier

c. Water/Weather Barrier

PART 2 - QUALITY ASSURANCE

2.1 TEST EQUIPMENT

A. All standard testing equipment required to perform startup and initial checkout and required functional performance testing shall be provided by the Division contractor for the equipment being tested. For example, the mechanical contractor of Division 23 shall ultimately be responsible for all standard testing equipment for the HVAC system and controls system in Division 23, except for equipment specific to and used by TAB in their commissioning responsibilities. Two-way radios shall be provided by the Division Contractor.

B. Special equipment, tools and instruments (only available from vendor, specific to a piece of equipment) required for testing equipment, according to these Contract Documents shall be included in the base bid price to the Contractor and left on site, except for stand-alone datalogging equipment that may be used by the CxA.

C. Datalogging equipment and software required to test equipment will be provided by the CxA, but shall not become the property of the Owner.

PART 3 - EXECUTION

3.1 MEETINGS

A. Scoping Meeting. Within 90 days of commencement of construction, the CxA will schedule, plan and conduct a commissioning scoping meeting with the entire commissioning team in attendance. Meeting minutes will be distributed to all parties by the CxA. Information gathered from this meeting will allow the CxA to revise the Commissioning Plan to its “final” version, which will also be distributed to all parties.

B. Miscellaneous Meetings. Other meetings will be planned and conducted by the CxA as construction progresses. These meetings will cover coordination, deficiency resolution and planning issues with particular Subs. The CxA will plan these meetings and will minimize unnecessary time being spent by Subs. These meetings may be held monthly, until the final 3 months of construction when they may be held as frequently as one per week.

3.2 REPORTING

A. The CxA will provide regular reports to the CM and the OR, with increasing frequency as construction and commissioning progresses. Standard forms are provided and referenced in the Commissioning Plan.

B. The CxA will regularly communicate with all members of the commissioning team, keeping them apprised of commissioning progress and scheduling changes through memos, progress reports, etc.

C. Testing or review approvals and non-conformance and deficiency reports are made regularly with the review and testing as described in later sections.

3.3 SUBMITTALS

A. The GC will provide the CxA with copies of submittals to facilitate the commissioning work. These requests will be integrated into the normal submittal process and protocol of the construction team. 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 authority. All documentation requested by the CxA will be included by the Subs in their O&M manual contributions.

1. Requested Submittals:

a. HVAC Equipment

b. Building Automation

c. Plumbing Equipment

d. Electrical Equipment

e. Fire Alarm System

f. Testing, Adjusting, and Balancing

g. Variable Frequency / Variable Speed Drives

h. Building Envelope Components

2. Requested Shop Drawings:

a. Building Automation

b. Lighting Controls

c. Fire Alarm System

B. The Commissioning authority will review and provide comment on submittals related to the commissioned equipment for conformance to the Contract Documents as it relates to the commissioning process, to the functional performance of the equipment and adequacy for developing test procedures. This review is intended primarily to aid in the development of functional testing procedures and only secondarily to verify compliance with equipment specifications. The Commissioning authority will notify the CM, Owner Representative, or A/E as requested, of items missing or areas that are not in conformance with Contract Documents and which require resubmission.

C. The CxA may request additional design narrative from the A/E and Controls Contractor, depending on the completeness of the design intent documentation and sequences provided with the Specifications.

D. These submittals to the CxA do not constitute compliance for O&M manual documentation. The O&M manuals are the responsibility of the Contractor, though the CxA will review and approve them.

E. Contractor’s responsibility for deviations in submittals from requirements of the Contract Documents is not relieved by the Commissioning Authority’s review.

3.4 START-UP, PREFUNCTIONAL CHECKLISTS AND INITIAL CHECKOUT

A. The following procedures apply to all equipment to be commissioned, according to Section 1.13, Systems to be commissioned. Some systems that are not comprised so much of actual dynamic machinery, e.g., electrical system power quality, may have very simplified PCs and startup.

B. General. Prefunctional checklists are important to ensure that the equipment and systems are hooked up and operational. It ensures that functional performance testing (in-depth system checkout) may proceed without unnecessary delays. Each piece of equipment receives full prefunctional checkout. No sampling strategies are used. The prefunctional testing for a given system must be successfully completed prior to formal functional performance testing of equipment or subsystems of the given system. Pre-functional checklists may be provided to the installing contractors by the CxA, or may be provided by the contractors and reviewed by the CxA for approval prior to completion. Checklists are to be completed by the installing contractors or authorized startup technicians and completed checklists are to be provided to the CxA, and other commissioning team members as required, for final review and approval.

C. Start-up and Initial Checkout Plan. The CxA shall assist the commissioning team members responsible for startup of any equipment in developing detailed start-up plans for all equipment. The primary role of the CxA in this process is to ensure that there is written documentation that each of the manufacturer-recommended procedures have been completed. Parties responsible for prefunctional checklists and startup are identified in the commissioning scoping meeting and in the checklist forms. Parties responsible for executing functional performance tests are identified in the testing requirements in each specification section.

1. The subcontractor responsible for the purchase of the equipment develops the full start-up plan from the specifications and by the manufacturer’s detailed start-up and checkout procedures from the O&M manual and the normally used field checkout sheets. The plan will include checklists and procedures with specific boxes or lines for recording and documenting the checking and inspections of each procedure and a summary statement with a signature block at the end of the plan. The full start-up plan could consist of something as simple as:

a. The manufacturer’s standard written start-up procedures copied from the installation manuals with check boxes by each procedure and a signature block added by hand at the end.

b. The manufacturer’s normally used field checkout sheets.

2. The subcontractor submits the full startup plan to the CxA for review and approval.

3. The CxA reviews and approves the procedures.

4. The full start-up procedures and the approval form may be provided to the CM for review and approval, depending on management protocol.

D. Execution of Pre-functional Checklists and Startup.

1. Four weeks prior to startup, the Subs and vendors schedule startup and checkout with the CM, GC and CxA. The performance of the prefunctional checklists, startup and checkout are directed and executed by the Sub or vendor. When checking off prefunctional checklists, signatures may be required of other Subs for verification of completion of their work.

2. The CxA may observe the procedures for each piece of primary equipment, unless there are multiple units, (in which case a sampling strategy may be used as approved by the CM or Owner).

3. For lower-level components of equipment, (e.g., VAV boxes, sensors, controllers), the CxA may observe a sampling of the prefunctional and start-up procedures. The sampling procedures are identified in the commissioning plan.

4. The Subs and vendors shall execute startup and provide the CxA with a signed and dated copy of the completed start-up and prefunctional tests and checklists.

5. Only individuals that have direct knowledge and witnessed that a line item task on the prefunctional checklist was actually performed shall initial or check that item off. It is not acceptable for witnessing supervisors to fill out these forms.

E. Deficiencies, Non-Conformance and Approval in Checklists and Startup.

1. The Subs shall clearly list any outstanding items of the initial start-up and prefunctional procedures that were not completed successfully, at the bottom of the procedures form or on an attached sheet. The procedures form and any outstanding deficiencies are provided to the CxA within two days of test completion.

2. The CxA reviews the report and submits either a non-compliance report or an approval form to the Sub or CM. The CxA shall work with the Subs and vendors to correct and retest deficiencies or uncompleted items. The CxA will involve the CM and others as necessary. The installing Subs or vendors shall correct all areas that are deficient or incomplete in the checklists and tests in a timely manner, and shall notify the CxA as soon as outstanding items have been corrected and resubmit an updated start-up report and a Statement of Correction on the original non-compliance report. When satisfactorily completed, the CxA recommends approval of the execution of the checklists and startup of each system to the CM using a standard form.

3. Items left incomplete, which later cause deficiencies or delays during functional testing may result in back charges to the responsible party. Refer to Part 3.7 herein for details.

3.5 FUNCTIONAL PERFORMANCE TESTING

A. This sub-section applies to all commissioning functional testing for all divisions.

B. The general list of equipment to be commissioned is found in Section 019113, Section 1.14 Systems To Be Commissioned.

C. The parties responsible to execute each test are contractors, sub-contractor and vendors.

D. Objectives and Scope. The objective of functional performance testing is to demonstrate that each system is operating according to the documented design intent and Contract Documents. Functional testing facilitates bringing the systems from a state of substantial completion to full dynamic operation. Additionally, during the testing process, areas of deficient performance are identified and corrected, improving the operation and functioning of the systems.

1. In general, each system should be operated through all modes of operation (seasonal, occupied, unoccupied, warm-up, cool-down, part- and full-load) where there is a specified system response. Verifying each sequence in the sequences of operation is required.

2. Development of Test Procedures. Before test procedures are written, the CxA shall obtain all requested documentation and a current list of change orders affecting equipment or systems, including an updated points list, program code, control sequences and parameters. Using the specifications in each section: the CxA shall develop specific test procedures and forms to verify and document proper operation of each piece of equipment and system. Each Sub or vendor responsible to execute a test, shall provide limited assistance to the CxA in developing the procedures review (answering questions about equipment, operation, sequences, etc.). Prior to execution, the CxA shall provide a copy of the test procedures to the Sub(s) who shall review the tests for feasibility, safety, equipment and warranty protection. The CxA may submit the tests to the A/E for review, if requested.

3. The CxA shall review owner-contracted, factory testing or required owner acceptance tests which the CxA is not responsible to oversee, including documentation format, and shall determine what further testing or format changes may be required to comply with the Specifications. Redundancy of testing shall be minimized.

4. The purpose of any given specific test is to verify and document compliance with the stated criteria of acceptance given on the test form.

E. Test Methods.

1. Functional performance testing and verification may be achieved by manual testing (persons manipulate the equipment and observe performance) or by monitoring the performance and analyzing the results using the control system’s trend log capabilities or by stand-alone dataloggers. The CxA will determine which method is most appropriate for tests that do not have a method specified.

2. Simulated Conditions. Simulating conditions (not by an overwritten value) shall be allowed, though timing the testing to experience actual conditions is encouraged wherever practical.

3. Overwritten Values. Overwriting sensor values to simulate a condition, such as overwriting the outside air temperature reading in a control system to be something other than it really is, shall be allowed, but shall be used with caution and avoided when possible. Such testing methods often can only test a part of a system, as the interactions and responses of other systems will be erroneous or not applicable. Simulating a condition is preferable. e.g., for the above case, by heating the outside air sensor with a hair blower rather than overwriting the value or by altering the appropriate setpoint to see the desired response. Before simulating conditions or overwriting values, sensors, transducers and devices shall have been calibrated.

4. Simulated Signals. Using a signal generator which creates a simulated signal to test and calibrate transducers and DDC constants is generally recommended over using the sensor to act as the signal generator via simulated conditions or overwritten values.

5. Altering Setpoints. Rather than overwriting sensor values, and when simulating conditions is difficult, altering setpoints to test a sequence is acceptable. For example, to see the AC compressor lockout work at an outside air temperature below 55F, when the outside air temperature is above 55F, temporarily change the lockout setpoint to be 2F above the current outside air temperature.

6. Indirect Indicators. Relying on indirect indicators for responses or performance shall be allowed only after visually and directly verifying and documenting, over the range of the tested parameters, that the indirect readings through the control system represent actual conditions and responses. Much of this verification is completed during prefunctional testing.

7. Setup. Each function and test shall be performed under conditions that simulate actual conditions as close as is practically possible. The Sub executing the test shall provide all necessary materials, system modifications, etc. to produce the necessary flows, pressures, temperatures, etc. necessary to execute the test according to the specified conditions. At completion of the test, the Sub shall return all affected building equipment and systems, due to these temporary modifications, to their pre-test condition.

8. Sampling. Multiple identical pieces of non-life-safety or otherwise non-critical equipment may be functionally tested using a sampling strategy. Significant application differences and significant sequence of operation differences in otherwise identical equipment invalidates their common identity. A small size or capacity difference, alone, does not constitute a difference. It is noted that no sampling by Subs is allowed in prefunctional checklist execution.

a. A common sampling strategy referenced in the Specifications as the “xx% Sampling—yy% Failure Rule” is defined by the following example.

xx = the percent of the group of identical equipment to be included in each sample.

yy = the percent of the sample that if failing, will require another sample to be tested.

b. The example below describes a 20% Sampling—10% Failure Rule.

1) Randomly test at least 20% (xx) of each group of identical equipment. In no case test less than three units in each group. This 20%, or three, constitute the “first sample.”

2) If 10% (yy) of the units in the first sample fail the functional performance tests, test another 20% of the group (the second sample).

3) If 10% of the units in the second sample fail, test all remaining units in the whole group.

4) If at any point, frequent failures are occurring and testing is becoming more troubleshooting than verification, the CxA may stop the testing and require the responsible Sub to perform and document a checkout of the remaining units, prior to continuing with functionally testing the remaining units.

9. No sampling strategy will be allowed in testing of the fire alarm system, if fire alarm testing is included in the Cx scope. Each component, initiation device, signaling device, supervised circuit and device shall be tested. Interface devices such as flow switches and tamper valves shall also be tested. Testing will be by the Fire Alarm System Contractor, and will be coordinated such that it can be demonstrated to the CxA. The Fire Alarm Contractor or GC must notify the CxA at least 2 weeks prior to this testing.

F. Coordination and Scheduling. The Subs shall provide sufficient notice to the CxA regarding their completion schedule for the prefunctional checklists and startup of all equipment and systems. The CxA will schedule functional tests through the CM, GC and affected Subs. The CxA shall direct, witness and document the functional testing of all equipment and systems. The Subs shall execute the tests.

1. In general, functional testing is conducted after prefunctional testing and startup has been satisfactorily completed. The control system is sufficiently tested and approved by the CxA before it is used for TAB or to verify performance of other components or systems. The air balancing and water balancing is completed and debugged before functional testing of air-related or water-related equipment or systems. Testing proceeds from components to subsystems to systems. When the proper performance of all interacting individual systems has been achieved, the interface or coordinated responses between systems is checked.

G. Test Equipment. Refer to Section 019113, for test equipment requirements.

H. Problem Solving. The CxA will recommend solutions to problems found, however the burden of responsibility to solve, correct and retest problems is with the GC, Subs and A/E.

3.6 DOCUMENTATION, NON-CONFORMANCE AND APPROVAL OF TESTS

A. Documentation. The CxA shall witness and document the results of all functional performance tests using the specific procedural forms developed for that purpose. Prior to testing, these forms are provided to the CM for review and approval and to the Subs for review. The CxA will include the completed forms to the CM for inclusion in the O&M manuals.

B. Non-Conformance.

1. The CxA will record the results of the functional test on the procedure or test form. All deficiencies or non-conformance issues shall be noted and reported to the CM on a standard non-compliance form.

2. Corrections of minor deficiencies identified may be made during the tests at the discretion of the CxA. In such cases the deficiency and resolution will be documented on the procedure form.

3. Every effort will be made to expedite the testing process and minimize unnecessary delays, while not compromising the integrity of the procedures.