Attachment 34 - Cx Scope Documents.pdf

APPENDIX 14

Commissioning Scope Documents

Cx Scope of Services

Date: 05/31/2023

Project Name: VA Hines EHRM Infrastructure Design Phase II Project #: 21081.001

Re: Commissioning Services Scope of Work

Throughout All Phases

Start, maintain, track, and manage issues log design through close out.

Design Phase

Develop Commissioning (Cx) Plan.

Develop/Review Commissioning (Cx) Specs.

Construction Phase / Verification

Lead Cx kick-off meeting.

Participate in monthly Contractor meetings.

Attend Owner-Architect-Contractor (OAC) meetings, onsite or conference call-in.

Site observation with written report each occurrence. Site observations scheduled as required for construction activities. 12 site visits are included in project scope.

Monthly Cx progress meeting and meeting minutes/reports. 12 dedicated Cx meetings are included.

Witness and document startup of equipment (during site visit).

Maintain and Monitor Issues Log.

Prepare Functional Performance Test (FPT).

Review Test-Adjust-Balance (TAB) reports.

Test-Adjust-Balance (TAB) verification (sampling verification, on-site 1 day).

Review of Building Management Systems (BMS), controls Integration, programming, and graphic display.

Verify Pre-Functional Checklists.

Witness and report Functional Performance Testing.

Attend and document Owner training.

Develop and issue systems manual.

Develop and issue Cx plan.

Develop and Issue Cx Report.

Occupancy Phase

Track and manage issues to completion.

Update the Systems manual.

Update Final Cx Plan.

Submit Final Cx Report Addendum.

Systems to be Commissioned:

Split Systems.

BMS and all interfaces.

www.specializedeng.com

Department of Veterans Affairs

Commissioning – VA Hines Infrastructure EHRM

Phase II

Hines, IL

Commissioning Plan SES Project 21081.001

May 31, 2023

VA Hines EHRM Infrastructure Design Phase II

SES #21081.001

Table of Contents May 2023 i

Table of Contents

Introduction

Commissioning Plan Overview

Abbreviations and Definitions

Commissioning Scope

Project Description

Systems to be Commissioned

Scope of Services

Commissioning Team

Roles and Responsibilities

Commissioning Process

Web-Based Commissioning Software (CxAlloy)

Commissioning Schedule

Construction Phase Activities

Occupancy and Operations Phase Activities

Appendix A – Commissioning Team Contact List

Appendix B – Owner’s Project Requirements and Basis of Design

Appendix C – Commissioned Equipment List

Appendix D – Commissioning Meeting Agendas and Minutes

Appendix E – Pre-Functional Checklists

Appendix F – Functional Performance Tests

Introduction May 2023 1

Introduction

The Commissioning (Cx) Process documents the construction and recommended maintenance of buildings and verifies building systems perform interactively according to the Contract Documents and Veteran’s Administration (VA) Edward

Hines, Jr. VA Hospital operational needs. The Cx Process encompasses system documentation, equipment startup, control system calibration, testing and balancing, Functional Performance Testing (FPT), and training of the Operations and

Maintenance (O&M) Personnel. The Cx Team will identify design and construction issues, review submittals and drawings, and test all Sequences of Operation (SOO) for the systems and equipment before occupational use. Commissioning during the Design, Construction, and Occupancy and Operations (O&O) Phases is intended to achieve the following objectives according to the Contract Documents:

Verify Owner’s Project Requirements (OPR) and verify the design meets requirements.

Verify Owner’s requirements and the Cx Process are communicated to contractors.

Verify drawings and submittals meet OPR.

Coordinate and facilitate the Cx Process activities during construction including scheduling and participation of responsible parties.

Establish a testing procedure to validate and analyze performance of various building systems, identify deficiencies, and propose solutions through FPT and deferred testing.

Verify O&M documentation is complete.

Verify the applicable equipment and systems are installed in accordance with the Contract Documents and the manufacturer’s recommendations.

Verify and document proper integrated performance of equipment and systems.

Verify all components requiring servicing can be accessed, serviced, and removed without disturbing nearby components including ducts, piping, cabling, or wiring.

Verify that the Edward Hines, Jr. VA Hospital O&M Personnel are adequately trained to enable them to operate, monitor, adjust, maintain, and repair building systems in an effective and energy-efficient manner.

Document the successful achievement of the Cx objectives listed above.

Confirm the Cx Process objectives are met with Operations and Maintenance (O&M) Personnel during the warranty period.

Deliver documents confirming systems and equipment operate in accordance with Contract Documents.

The Cx Process shall be implemented per the procedures, methods, and documentation required by the Contract

Documents. The Scope of Work (SOW) consists of mechanical, HVAC systems, and building automation systems.

NOTE: The Commissioning Provider (CxA) cannot and will not direct the work of the Subcontractor(s) but will notify appropriate parties of issues to be resolved. The Cx Process does not take away from or reduce the responsibility of the

Subcontractor(s) to provide a finished and fully functioning product.

Introduction May 2023 2

Commissioning Plan Overview

The Cx Plan details Cx activities, members of the Cx Team including their roles and responsibilities, lines of reporting, deliverables, and procedures for documenting, reporting, and logging Cx activities. It is a living document and is continuously updated during the project. The basic processes and procedures to be followed are described in the main body of the Plan and will likely remain unchanged; whereas the appendices are constantly updated as reports, schedules, and forms are completed.

This Cx Plan has been specifically developed for Edward Hines, Jr. VA Hospital and is based upon Contract Documents and the construction schedule.

The sections of the Cx Plan are summarized as follows:

Introduction: A statement defining the objectives for the Cx Process. Also includes a summary of the Cx Plan including purpose and an outline of the Plan.

Abbreviations and Definitions: A glossary of terms and abbreviations SES Cx Group uses to discuss and implement the

Cx Process.

Cx Scope: An overview of the project, systems, and equipment to be commissioned, and the SOW to execute the Cx

Process.

Cx Team: Identifies the members of the Cx Team, the communication structure for the Cx Process, and associated Cx responsibilities for team members.

Cx Process: A detailed outline of the Cx activities required to successfully commission the VA Hines EHRM Infrastructure

Design Phase II, the tools the Cx Team will use to communicate throughout the project, and deliverables the Owner will receive from the CxA at specified benchmarks.

NOTE: Construction Documents (CDs) take precedence over the Cx Plan.

Abbreviations and Definitions May 2023 3

Abbreviations and Definitions

Tag Meaning Tag Meaning

A/E Architect/Engineer Design Team AHJ Authority Having Jurisdiction

BAS Building Automation System BMS Building Management System

BOD Basis of Design Cx Commissioning

CxA Cx Agent CC Controls Contractor

CCS/CxC Contractor’s Commissioning Specialist CD Construction Documents

DD Design Development DDC Direct Digital Controls

DOR Designer of Record EC Electrical Contractor

FM Facility Manager / Director FPT Functional Performance Testing

GC General Contractor IST Integrated Systems Testing

MC Mechanical Contractor O&M Operations and Maintenance

OPR Owner’s Project Requirements QC Quality Control

PC Plumbing Contractor PFC Pre-Functional Checklist

PDT Project Design Team PM Project Manager

RFI Request for Information SD Schematic Design

SMC Sheet Metal Contractor SOO Sequences of Operation

SOW Scope / Statement of Work TAB Testing, Adjusting, and Balancing

Acceptable Performance

A component or system shall be able to meet specified design parameters and criteria under actual load conditions for a duration of time as indicated within the functional test criteria.

Acceptance

A formal approval of equipment, system, assembly, etc. that each meets requirement defined in the specifications which allows Cx process activities to proceed. Usually, acceptance is by the Owner or an authorized representative.

Basis of Design (BOD)

The BOD contains design criteria to meet the OPR and the design narrative that satisfies regulatory requirements, standards, and guidelines.

BAS/DDC Controls Integration

A point-to-point outline of the control systems for the purpose of verifying that systems integration meets the OPR and is accessible to O&M personnel for ongoing operation.

Building Envelope Inspection

Verify the building materials and construction maintain the required thermal and moisture integrity and air tightness of the building system as outlined in Building Envelope Inspection Checklist.

Abbreviations and Definitions May 2023 4

Certificate of Readiness

A letter that indicates all systems have been installed per the contract documents, PFCs have been conducted and passed, and all operations have been verified by the associated contractor.

Commissioning

The process utilized to ensure the operating systems, equipment, controls, and special systems function together properly to meet performance requirements and design intent per the contract documents.

Commissioning Agent

A commissioning entity contracted by the Edward Hines, Jr. VA Hospital to lead, plan, coordinate, and implement the Cx

Process.

Commissioning Meeting

A regular meeting of the Cx team, led by the CxA, with the purpose of facilitating coordination and cooperation to deliver project according to OPR.

Commissioning Plan

An evolving document developed by the CxA that outlines the organization, schedule, resources, coordination, accountability, and documentation requirements for the successful completion of the overall Cx Process.

Commissioning Process

The Cx Process is focused on validating commissioned systems and equipment information, startups, and performance prior to building occupancy. The process includes incorporating Cx activities into the Design and Construction Phase schedules and identifying and resolving issues that arise.

Commissioning Progress Report

A regular report on any variances in the Cx specifications or process as approved by the Owner and Cx Team. Also provides an update on outstanding and resolved items on the Cx Issues Log as well as any completed tests or checklists.

Commissioning Schedule

The CxA and GC collaborate to incorporate Cx activities into the construction schedule. The schedule will demonstrate enough detail to schedule phases and milestones of the Cx Process.

Commissioning Specifications

A contract document that describes the roles and responsibilities of the Cx Team, Cx submittal and report requirements, systems to be commissioned, Cx activities, and other related technical specification divisions. Provides organization, documentation requirements, and tools to evaluate and document that the design, construction, and operation of the facility and systems comply with OPR.

Commissioning Summary/Final Report

A document designed to summarize the Cx Process for the Owner from the Design Phase through the Occupancy and

Operation Phase which includes a final Cx Plan, outstanding issues and recommended solutions, the location of the OPR and

BOD, as well as as-built drawings.

Abbreviations and Definitions May 2023 5

Commissioning Team

Individuals responsible for implementing the Cx process. Members must have authority to act on behalf of the entity he or she represents.

Construction Checklists

See Pre-Functional Checklists.

Construction Documents

An assortment of documents that include the project specifications, plans and drawings, and general terms of the contract that vary from project to project and are used by subcontractors to bid.

Contract Documents

Documents outlining the legally binding agreements of a project such as contracting requirements, specifications, contract drawings, and modifications.

Control System

The system which modulates the building system equipment based on monitored setpoints and control strategies. Control systems are typical on HVAC, security, fire/life safety, and electrical systems.

CxAlloy

A cloud-based software utilized to manage the Cx Process by facilitating collaborative issue management, asset tracking, and quality management. All members of the Cx team are invited to the project folder on CxAlloy and others are added by request.

Deficiency

Condition in which the installation or function of a component, piece of equipment, or system is not in compliance with the

Cx Specifications, BOD, or OPR.

Design Review Checks (DR Checks)

CxA participates in the review process to check design compliance with BOD, OPR and Cx Specifications. Discrepancies and deficiencies during DR Checks are reported to the design team and issue resolutions are backchecked for incorporation in the design documents before each subsequent design submittal.

Field Observation / Site Observation

CxA and members of the Cx team complete a site walk through confirming that systems and equipment are installed, integrated, and operating according to BOD and OPR prior to FPT. CxA shall evaluate construction for proper installation, coordination, testing, and interaction among Cx systems and assemblies. GC and CxA collaborate to incorporate Cx meetings and field/site observations into the construction schedule on the same date(s).

Field Observation Report

Following field observation visits, the CxA completes a report indicating any deficiencies or issues identified during the walk through as well as the progress made in the Cx process. The report is a summary of the implementation process and an update to the Owner on the status of Cx activities.

Abbreviations and Definitions May 2023 6

Functional Performance Tests

Verification process to ensure that systems and equipment are installed and operating according to OPR and Cx

Specifications. Scheduled once all construction checklists are complete and witnessed by all members of the Cx Team.

Issues Log

A log of deficiencies and discrepancies identified during reviews, observations, or tests during the Design Phase and the

Construction Phase that affect commissioned systems and equipment. Issues are tracked with the software CxAlloy. An entry may be a deficiency, observation, or request for clarification.

Integrated Systems Testing

A simulation of a power failure to test critical equipment before, during, and after the power failure. All Contractors and

Subcontractors shall provide necessary staff during planning meetings and execution.

Kickoff Meeting

Held at the earliest stages of the Construction Phase, the meeting intent is to discuss and finalize the roles and responsibilities of the Cx team, communication protocols during construction, incorporating Cx process activities into the construction schedule, and review of the OPR, BOD, and the Cx Plan. The CxA will also discuss the checklists and test templates for verifying equipment and systems installs, startups, and operations work according to specifications.

Lessons Learned Workshop

Held during the Occupancy & Operations Phase, the workshop intent is to discuss the Cx process, activities, or issues that were successful or could use improvement. Any unresolved items from the Issues Log are discussed and resolutions are suggested for the Owner.

Ongoing Commissioning Process

A Cx process with regular intervals of testing and activities to increase systems and equipment function according to changing

CFRs.

Operations and Maintenance (O&M) Manual

Contains the information O&M personnel require for the operation and maintenance of equipment, such as manufacturer’s instructions, preventive and corrective maintenance procedures and schedules, warranties, and controls.

Owner’s Project Requirements (OPR)

A written document developed through collaboration with Owner’s groups and design team that details the requirements of a project and the expectation of how the building space will be used and equipment and systems will be operated.

OPR Workshop

Design phase meeting wherein the goal is to review project objectives, schedule, requirements, and directives with the

Owner group, DOR, contractor(s), and members of the Cx team. Ensure all attendees understand and implement project benchmarks for success.

Abbreviations and Definitions May 2023 7

Pre-Functional Checklist

Specific checklists used by the Subcontractor to verify building systems, equipment, assemblies, and components are onsite, ready for installation, correctly installed, and operational. QC checklists are primarily static inspections and procedures for preparation of equipment startup/energizing.

Seasonal/Deferred Testing

Conduct FPT in opposite season as initial testing to confirm systems operate as required in OPR, resolve outstanding issues, and confirm O&M Personnel are operating facility as designed.

Startup Checklists

A document for the Subcontractor to record that equipment has been properly brought online for operation. The

Subcontractor shall verify that all commissioned equipment functions according to the manufacturer’s recommendations and project specifications at initial use and document any deficiencies that may occur. All checklists will be uploaded to

CxAlloy for review to ensure systems and equipment meet criteria in the OPR.

Systems Manual

A composite document that contains the technical information required to successfully operate the systems and equipment installed in the building. The document also contains a full commissioning record outlining the Owner, PDT, and Cx Team’s decision-making process for designing and operating the systems as they are. All user groups should be able to access any information needed to submit warranty claims, program setpoints, or perform interim tests on systems between Ongoing

Cx visits from CxA.

Testing, Adjusting, and Balancing

The TAB Contractor performs a systematic process to ensure the HVAC and hydronic systems operate according to system design prior to the FPT. Once the system is operating at the desired levels, the TAB Contractor submits a report to CxA for review and verification prior to FPT.

Training Plan

Provide O&M Personnel with training to operate and maintain the facility according to OPR and manufacturer’s suggestions.

Commissioning Scope May 2023 8

Commissioning Scope

The Cx project consists of new mechanical, HVAC systems, and building automation systems. SES Cx Group will verify proper installation, operation, functionality, and performance of installed systems and equipment. The Cx Process shall oversee and coordinate the traditionally separate functions of design and operational review, equipment startup, system performance verification, testing and balancing verification, control system program testing and calibration, construction and system handover documentation, and facilities operations training.

The Cx Process will be implemented per the procedures, methods, and documentation required by the Contract Documents.

These Documents include Cx Specifications Sections 01 91 00 – GENERAL COMMISSIONING REQUIREMENTS and 23 08 00 –

HVAC SYSTEMS.

Project Description

Project: VA Hines EHRM Infrastructure Design Phase II

Location: Hines, Illinois

Building Type: Healthcare

Square Footage: 10,000 (approximate)

The VA Hines EHRM Infrastructure Design Phase II project involves infrastructure improvements to approximately 95 telecommunication rooms. The scope of this project is to provide the necessary infrastructure to prepare the VA Hines campus for the transition to Electronic Health Medical Records (EHRM). Infrastructure upgrades include all telecommunications spaces, backbone cabling, horizontal cabling, and the necessary support infrastructure. The commissioning scope of work for this project focuses on the HVAC systems added as part of this project.

Systems to be Commissioned

The following is an overview of the major systems that SES Cx Group will commission. As the design is finalized the list will be updated and a comprehensive table will be provided in Appendix C - Commissioning Equipment List.

Mechanical

New HVAC Split Systems

BMS and all interfaces

Scope of Services

Design Phase Commissioning Activities

Design Phase:

Develop Commissioning (Cx) Plan.

Develop/Review Commissioning (Cx) Specs.

Commissioning Scope May 2023 9

Construction Phase Commissioning Activities

Lead Cx kick-off meeting.

Participate in monthly Contractor meetings.

Attend Owner-Architect-Contractor (OAC) meetings, onsite or conference call-in.

Site observation with written report each occurrence. Site observations scheduled as required for construction activities. 12 site visits are included in project scope.

Monthly Cx progress meeting and meeting minutes/reports. 12 dedicated Cx meetings are included.

Witness and document startup of equipment (during site visit).

Maintain and Monitor Issues Log.

Prepare Functional Performance Test (FPT).

Review Test-Adjust-Balance (TAB) reports.

Test-Adjust-Balance (TAB) verification (sampling verification, on-site 1 day).

Review of Building Management Systems (BMS), controls Integration, programming, and graphic display.

Verify Pre-Functional Checklists.

Witness and report Functional Performance Testing.

Attend and document Owner training.

Develop and issue systems manual.

Develop and issue Cx plan.

Develop and Issue Cx Report.

Occupancy Phase

Track and manage issues to completion.

Update the Systems manual.

Update Final Cx Plan.

Submit Final Cx Report Addendum.

Commissioning Scope May 2023 10

Acceptance Phase Activities

Perform equipment functional performance test.

Test systems in all portions of the sequence of operation to determine if the system components are performing as intended.

Back-check issue log.

Complete Systems Manual

Review Training Plan

Complete Final Commissioning Report

Warranty Phase Commissioning Activities

Complete Deferred/Seasonal Testing

Complete Post-Occupancy Inspection

Complete Final Commissioning Report Amendment

Commissioning Team May 2023 11

Commissioning Team

Contact Information

Appendix A, Commissioning Team Contact List, contains a roster of contact information for the parties and their representatives who will be involved in the Cx Process.

Communication Structure

It is the intent of SES Cx Group that all Cx Team members work together to fulfill their contractual responsibilities, meet the objectives of the Contract Documents, and make the Cx Process and project turnover seamless.

The CxA requires fourteen (14) business days’ notice prior to any of the following activities:

Equipment or system startup.

Equipment testing, calibration, or certification.

Cancellation of activity requiring CxA attendance.

Owner’s O&M Personnel training.

Reports and other correspondence throughout the Cx Process will be as follows:

1. Meetings and Telephone Discussions

A. A Cx meeting will be scheduled a minimum of five (5) business days in advance of the meeting date.

1. An agenda will be distributed five (5) business days in advance of all Cx meetings.

2. The agenda will include the location, time, discussion items, anticipated duration, and required attendees.

3. Onsite meetings will be scheduled before or after a site observation visit.

4. Meeting minutes and action items will be distributed within five (5) business days following the meeting.

B. The CxA will document all Cx meetings.

1. For action items, documentation will identify responsible party and due date.

2. For decision items, documentation will identify the party making the decision.

C. The CxA will document telephone conversations between third parties where information regarding commissioning progress, schedule, or results are discussed.

2. Requests for Information (RFIs)

A. Cx related RFIs shall be processed through the GC.

3. Commissioning Field Observation Reports

A. Field Observation Reports will document Cx activities observed in the field and any issues that could impact the

OPR, CDs, or Contract Documents.

B. Reports will be generated and distributed monthly by the CxA from CxAlloy and via email to indicate status of checklist and test completion.

C. Reports are generated and distributed from the start of PFC checklists until the completion of FPT.

Commissioning Team May 2023 12

4. Distribution:

A. Distribution of deliverables, Issues Log updates, and other documentation related to Cx will be via email and made available on CxAlloy. The GC, Owner, and A/E will be copied on all distribution.

B. Reports, schedules, and logs created by the CxA will be sent regularly to the Cx Team. Each Cx Team member is responsible for conveying pertinent information to his/her party.

NOTE: The CxA has no authority to request or demand significant changes during construction. If the potential exists that significant changes are needed, CxA will notify appropriate parties.

Roles and Responsibilities

All Parties

The Cx Team roster contains the information of entities and their members who are involved in the Cx Process. The representatives are members of the Cx Team and consist of, but are not limited to, representatives of each Subcontractor, including the GC and Subcontractors, installers, suppliers, and specialists deemed appropriate by the CxA and the Owner. All

Cx Team members must:

Have authority to act on behalf of the entity he or she represents.

Have authority to conduct scheduling.

Stay up to date on the progress of the project.

Reiterate to their party any pertinent information.

Follow the Cx Plan.

Attend Cx Kickoff meeting.

Work with other members of the Cx Team to fulfill their contractual responsibilities, meet the objectives of the Contract

Documents, and make the Cx Process and project turnover seamless.

Commissioning Agent

Administer and manage all commissioning related documents utilizing Cx Alloy commissioning software tool.

Organize and lead the Cx effort per the SOW.

Submit scope and budget for Cx Process activities for RFP and CDs.

Write a project specific Cx Plan.

Update Cx milestones and schedule.

Monitor Cx process activities and construction schedule integration.

Schedule and lead Cx meetings.

Conduct construction Kickoff Meeting with Cx Team.

Distribute meeting minutes and action items for every Cx meeting.

Stay up to date by performing site visits and participating in jobsite meetings as required.

Review and comment on equipment submittals for general conformance with Contract Documents.

Maintain the Cx Issues Log.

Commissioning Team May 2023 13

Develop and provide project-specific PFC using a system format.

Develop and provide project specific FPT procedures for systems and components listed in the Cx Plan.

Develop and provide project-specific Systems Manual.

Review Subcontractor schedule and startup plans.

Review Subcontractor completed PFC for validity and accuracy.

Witness BAS, assemblies, equipment, and component startup.

Review and comment on Systems Manual outline for compliance with the Contract Documents.

Review O&M Personnel training program developed by GC. Verify training plans provide qualified instructors to conduct

O&M training.

Coordinate and witness the execution of FPT.

Observe and document system performance.

Analyze any functional performance trend logs and recorded data.

Review and comment on TAB Final Report.

Review and comment on BAS/DDC Final Report.

Compile test data, inspection reports, and certificates as they apply to the Cx Process and include in the Final Cx Report.

Recommend system/equipment acceptance to the Owner.

Complete a review on site ten (10) months into the twelve (12) month warranty period with O&M Personnel of the current building operation and the condition of outstanding issues related to the original and Seasonal FPT.

Also interview O&M Personnel and identify problems or concerns they have operated the building as originally intended.

Make suggestions for improvements and for recording these changes in O&M Manuals.

Identify areas that may come under warranty or under the original construction contract.

Assist O&M Personnel in developing reports, documents, and requests for services to remedy outstanding problems.

Assemble final Cx documentation including Final Cx Report Amendment to Final Cx Report.

Conduct Lessons Learned meeting with Cx Team at ten (10) month review on site.

Owner/Representatives

Coordinate with Edward Hines, Jr. VA Hospital to assign O&M Personnel and schedule them to participate in the Cx

Team activities including but not limited to:

Coordination meetings.

Training in O&M of systems, subsystems, and equipment.

Testing meetings.

Witness and assist in FPT.

Demonstration of operation of systems, subsystems, and equipment.

Attend OPR Workshop and facilitate participation of Facility Staff.

Commissioning Team May 2023 14

Provide Contract Documents, prepared by A/E and approved by Owner, to CxA for use in managing the Cx Process, developing the Cx Plan, Systems Manual, and reviewing the O&M Training Plan.

Accept the BOD, OPR, Systems Manual, test reports, and training reports.

Accept the Final Cx Plan and Cx Report provided by the CxA.

Architect/Designers/Engineers

Provide BOD for CxA to review and incorporate into Cx Process activities and deliverables.

Review and correct deficiencies identified in the Design Phase Issues Log.

Write design narratives clarifying the operation and control of equipment to be commissioned.

Provide feedback on the Cx Process and progress reports.

Provide input to the CxA for development of Functional Performance Testing procedures.

Review and comment on the Final Cx Report.

General Contractor/Construction Manager

Assign a Construction Cx Specialist to manage Cx activities of the GC and Subcontractors.

Review and comment on Cx documentation.

Ensure that the Cx responsibilities outlined in the specifications are included in all subcontracts and that Subcontractors comply with the requirements of the specifications.

Verify PFC and manufacturer startups are complete.

Notify CxA in advance of equipment installation, startup, and/or energizing.

Distribute required FPT procedures provided by the CxA.

Participate in Cx meetings to coordinate FPT.

Notify the CxA when systems and assemblies are ready for testing.

Develop a training plan and perform training for the Owner’s O&M Personnel.

Conduct O&M Training sessions in accordance with approved training plans.

Contractor’s Commissioning Specialist

Coordinate and integrate Cx activities into the construction schedule.

Ensure that each installing Subcontractor assign representatives with expertise and authority to act on behalf of the

Subcontractor and schedule them to participate in and perform Cx Team activities.

Subcontractors/Representatives

Assign Cx representatives who will attend Cx meetings and coordinate Cx activities on contracted work, including but not limited to the following:

Participate in Cx coordination meetings.

Conduct O&M training sessions in accordance with approved training plans.

Commissioning Team May 2023 15

Verify that work is complete, and systems are operational according to Contract Documents, including calibration of instrumentation and controls.

Evaluate Cx issues and observations identified in the Issue Log, Field Observation Reports, test reports, or other Cx documents. In collaboration with the entity responsible for system and equipment installation, recommend corrective action.

Review and comment on Cx documentation.

Participate in meetings to coordinate FPT.

Provide schedule for O&M data submittals, equipment startup, and testing to CxA for incorporation into the Cx

Plan.

Participate in training sessions for O&M Personnel.

Provide technicians who are familiar with the construction and operation of installed systems and who shall develop specific test procedures to conduct FPT of installed systems.

Provide all documentation for contracted work such as submittals, product data, O&M manuals, warranties, certificates, startup reports, and test reports.

Provide startup schedule and necessary startup plans for adequate planning of startup activities.

Notify CxA fourteen (14) business days in advance of equipment installation, startup, and/or energizing.

Enter data into project-specific construction checklists in the WBCS CxAlloy.

Provide measuring instruments and logging devices to perform testing and record test data, including calibration of instruments and controls.

Provide PFCs for CxA review and comment.

Provide specified testing procedures for CxA review.

Review and resolve all open Cx Issues identified in Cx Issues Log, Field Observation Reports, test reports, or other Cx documents prior to FPT.

Resolve all open Cx issues prior to Functional Performance Testing.

Notify the CxA when systems and assemblies are ready for testing.

Perform FPT under supervision of the CxA and Cx Team members.

Perform Seasonal FPT under the supervision of the CxA and Cx Team members.

Be solely responsible for the operations, testing, and results during the Cx Process for systems/equipment to perform in accordance with the Contract Documents.

Develop a training plan and perform O&M training for the Owner’s O&M Personnel.

Participate in training sessions for O&M Personnel.

Special Testing Firm/Engineer

Special Testing Firms/Engineers shall be hired by the Contractor as required by the project and may include, but is not limited to, testing of the following: smoke control and fire alarm system, communication, security, CCTV, and electrical verification and testing. The duties of the Special Testing Firms/Engineers shall be determined by the CxA and the Owner.

Commissioning Process May 2023 16

Commissioning Process

Web-Based Commissioning Software (CxAlloy)

CxAlloy is a cloud-based software used by SES Cx Group to manage the Cx Process by facilitating collaborative issue management, asset tracking, and quality management. All members of the Cx Team are invited to the project folder and others are added by request. The CxA will facilitate a CxAlloy training session at different stages of the Cx Process with relevant members of the Cx Team.

The Cx Process is facilitated on CxAlloy to allow all Cx Team members access to the most up-to-date information and to simplify collaboration. All Cx issues, tests, tasks, and reports are made available through CxAlloy as well as delivered via email.

Cx Alloy will be used to communicate and track progress for the following items:

Cx Issues Log

Field Observations

Equipment and Systems Status

FPT Progress and Results

Permissions

Permissions are dependent upon each member’s roles and responsibilities within the Cx Team. The software provides Cx

Process information to the appropriate team members and allows users to set up personalized notification preferences.

Project Assets

In addition to outlining the systems and equipment to be commissioned in the Cx Plan, all Cx equipment and systems are also uploaded into the project folder in CxAlloy. To simplify use within the software, SES Cx Group organizes the equipment lists within systems. A user can access equipment installation status, FPTs, Issues, and files for each system simply and from one location.

Commissioning Issues Log

The Cx Issues Log identifies issues as they arise, the party responsible for resolution, progress toward resolution, and how an issue is resolved. The Issues Log also tracks the status of unresolved Cx issues. The Issues Log in CxAlloy documents the following information when an issue is created:

Unique identifier by which the issue may be tracked.

Descriptive title of the issue.

Date and time that the issue was observed.

System, equipment, or assembly to which the issue applies.

Test number of tests being performed, if applicable.

Location of the system, subsystem, or equipment.

Description of the issue.

Commissioning Process May 2023 17

Recommended corrective action.

Cx Team member responsible for corrective action.

Expected date of correction.

Person that identified the issue.

The Issues Log documents the following information when an issue is resolved:

Date the issue was resolved.

Brief description of corrective action.

Indication of readiness for retesting if necessary.

Person(s) who corrected or resolved the issue.

Person(s) involved in verifying the issue resolution.

Checklist Templates

The CxA will upload checklist templates for the Subcontractor(s) to understand what information is required for proper completion of PFCs. The templates are subject to change prior to the equipment installation.

Checklists

The CxA will use submittals and shop drawings to develop checklists, or PFCs. PFCs are provided to the Subcontractors to confirm proper installation and startup of equipment. The Subcontractor(s) are responsible for confirming the equipment meets the OPR and helps ensure long-term operation. Once completed, the checklists are used by the CxA to determine readiness for FPTs.

Functional Performance Tests

The CxA will use the testing parameters and requirements found in the Contract Documents and approved submittals and shop drawings to develop FPT procedures. Prior to execution, the CxA will provide a copy of FPTs to the Owner, A/E, and the

GC who shall review the tests for feasibility, safety, equipment, and warranty protection.

The purpose of each FPT is to verify and document compliance with the stated criteria of acceptance given on the test form.

The forms developed by the CxA will include, but not be limited to, the following information:

System and equipment or component name(s).

Equipment location and ID number.

Unique test ID number, and reference to QC checklists and startup documentation, and ID numbers for the piece of equipment.

Date.

Project name.

Participating parties.

A copy of the specification describing test requirements.

A copy of the specific sequence of operations or other specified parameters being verified.

Formulas used in any calculations.

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Required pretest field measurements.

Instructions for setting up the test.

Special cautions, alarm limits, etc.

Specific step-by-step procedures to execute the test, in a clear, sequential, and repeatable format.

Acceptance criteria of proper performance with a Yes/No check box to allow for clearly marking whether proper performance of each part of the test was achieved.

A section for comments.

Signatures and date block for the CxA. A place for the GC to initial to signify attendance at the test.

Reports

Field Observation Reports

The CxA will use the Field Observation Reports section to report site observation visits as well as selected equipment startups and completed Cx activities. It is the responsibility of the CxA to observe systems and equipment installation for adequate accessibility for maintenance and component replacement or repair, and for general conformance with CDs.

Site observation activities include:

Witness equipment and system installation, startup, energizing, and testing.

Verify PFCs.

Verify TAB.

Meetings

The CxA will use Meetings in conjunction with direct emails to report agendas and minutes for all Cx meetings including but not limited to the Cx Kickoff meeting, regular Cx Team meetings, and BAS/DDC meetings. CxAlloy provides access to both past and upcoming meetings.

Progress Reports

The CxA will upload Progress Reports in addition to direct emails to CxAlloy. These Reports will be delivered monthly throughout the Cx Process.

Commissioning Schedule

The GC will provide the CxA with milestone construction schedule updates made into a construction schedule. The CxA shall coordinate Cx activities through the GC with the Cx Team. The schedule shall be updated on a continuous basis as construction progresses and addressed during commissioning meetings.

Subcontractors are to notify the CxA fourteen (14) business days prior to any of the following activities:

Equipment or system energizing/startup.

Equipment testing, calibration, or certification.

Cancellation of activity requiring CxA attendance.

Owner’s O&M Personnel training.

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Construction Phase Cx Activities

Cx Activity Date Completed

Conduct Commissioning Kick-off Meeting

Revise and Update Project Commissioning Plan

Complete Duration Schedule for Commissioning Activities

Conduct Shop Drawing Cx Review

Complete Shop Drawing Cx Review List and Comments

Hold Periodic Cx Team Meetings

Perform equipment installation verification

Conduct field observation periodically throughout equipment installation

Verify correct installation of mechanical and electrical equipment

Document equipment installation deficiencies in project issue log

Complete Final Pre-Functional Checklists and Functional Performance

Tests

Review equipment startup and O&M documentation supplied by contractor

Pre-TAB coordination meeting

Test and balance (TAB) recheck for air setup at units

Acceptance Phase Cx Activities

Cx Activity Date Completed

Perform equipment functional performance test

Test systems in all portions of the sequence of operation to determine if the system components are performing as intended

Back-check issue log

Complete Systems Manual

Review Training Plan

Complete Final Commissioning Report

Warranty Phase Cx Activities

Cx Activity Date Completed

Complete Deferred/Seasonal Testing

Complete Post-Occupancy Inspection

Complete Final Commissioning Report Amendment

BAS/DDC Design Meeting

The CC and BAS Contractor meet with CxA to discuss BAS and HVAC System DDC Integration, including possible integration issues between equipment, systems, and disciplines to ensure integration issues and responsibilities are clearly described in

Cx Specifications. CxA to collaborate with attendees to finalize detailed test procedures.

Commissioning Meetings

During the Design Phase meetings are scheduled on an “as needed” basis. The CxA participates in DR Checks and submittal reviews. Any Cx meeting will be led by the CxA. Notification to all attendees of a meeting will be provided by the CxA a minimum of five (5) business days in advance of the meeting date and shall include the location, time, agenda, anticipated agenda, and required attendees. Meeting minutes and action items will be issued within five (5) business days following the meeting.

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Design Review Checks

The CxA participates in the review process to verify design compliance with the BOD, OPR, and Cx Specifications.

Discrepancies and deficiencies identified during DR Checks are reported to the A/E and issue resolutions are backchecked for incorporation in the design documents before 100% Corrected Final submittal.

Owner’s Project Requirements

Developed through collaboration with Owner’s groups and A/E that details the requirements of a project and the expectation of how the building space will be used, and how equipment and systems will be operated.

Construction Phase Activities

Commissioning Kickoff Meeting

A Cx Kickoff Meeting will be organized and led by the CxA. All Cx Team members involved in the Cx Process will be invited to attend. The purpose of the meeting is to outline the intent and beneficial outcomes of Cx activities. Key information relayed at the meeting will include:

The Cx Plan.

The scope of the Cx Process and responsibilities of Cx Team members.

Systems and equipment to be commissioned.

Examples of FPT and requirements for PFC.

Commissioning and Other Meetings

The CxA shall attend selected Subcontractor meetings to remain informed on construction progress.

The CxA will conduct monthly commissioning coordination meetings with the Cx Team throughout the project during MEP installation. These meetings typically start at the time major MEP equipment installation begins. The frequency of meetings may increase or decrease to accommodate equipment startup and acceptance testing schedules. Notification to all attendees of a meeting will be provided by the CxA a minimum of five (5) business days in advance of the meeting date and shall include the location, time, agenda, anticipated duration, and required attendees.

These meetings will be coordinated with onsite construction management staff and will be dedicated commissioning progress meetings. Meeting minutes and action items will be issued within five (5) business days.

Submittal Review

The CxA will review submittals for equipment and systems per contract requirements to be commissioned including product data, operation and maintenance manuals, and Owner instruction reports.

The GC is to provide a copy of the submittal log to the CxA. The CxA will review the identified submittals in parallel with A/E review.

Site Observations

When a site visit requires a Subcontractor’s assistance, the CxA shall notify the Subcontractor a minimum of five (5) business days prior to the scheduled site visit to confirm availability and to discuss the objectives of the visit. Field observation reports will be created and available for review on Cx Alloy.

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Subcontractors are to notify the CxA five (5) business days prior to any of the following activities:

Equipment or system energizing/startup.

Equipment testing, calibration, or certification.

Cancellation of an activity requiring CxA attendance.

Issues and Resolutions

The Cx Issues Log is prepared and maintained by the CxA through CxAlloy. The Log will identify and track issues as they are encountered, the party responsible for resolution, progress towards issue resolution, and document resolved issues. These issues must be understood as the professional opinion of the CxA and as suggestions for resolution. All Cx Team members shall be individually responsible for alerting the Owner of any issues that they deem to constitute a potential contract change prior to acting on these issues. Authority for resolution or modification of design and construction issues rests solely with the Owner with appropriate technical guidance from A/E and/or CxA.

The Subcontractor is to note deficient or incomplete items during the PFC, startup, control checks, and TAB. These items will have individual issue reports and be added to the Cx Issues Log. The Subcontractor and/or manufacturer are to correct all items in the Log prior to FPT.

The CxA will record issues of nonconformance during FPT in the Cx Issues Log. The Subcontractor will then correct the item of noncompliance and report its completion to the CxA and Owner via CxAlloy. If retesting is required, the CxA will schedule a date for retesting with the Cx Team.

If there is dispute regarding whether an issue is an item of noncompliance or who is responsible the CxA will follow the procedure below:

The item of noncompliance shall be documented on the test form with the Subcontractor’s response. The item of noncompliance with the Subcontractor’s response shall also be reported on a Cx Field Observation Report and in the Cx

Issues Log.

Resolutions shall be made at the lowest management level possible. Other parties are brought into the discussions as needed. Final interpretive and acceptance authority is with the Owner.

The CxA will document the resolution process.

Once the interpretation and resolution have been decided, the Subcontractor shall correct the item of noncompliance and report it to the CxA. If retesting is required, the CxA and the Subcontractor shall reschedule the test. Retesting shall be repeated until satisfactory performance is achieved.

NOTE: Subcontractors disagreeing with requests or interpretations of the CxA will attempt to resolve with CxA first. If these attempts are unsuccessful the complaint will be brought to the GC followed by the A/E.

BAS/DDC Design Meeting

The CC and BAS Contractor meet with CxA to discuss remaining integration and coordination issues for BAS and HVAC System

DDC Integration. The outcome of the meeting is to ensure integration issues and responsibilities are clearly described in specifications and the persons responsible for successful integration know the implementation strategy. Outcome shall include agreement on sequence of operations (SOO).

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Pre-Functional Checklists

The PFCs augment the manufacturer’s startup checklist and records information such as the equipment model number, serial number, and consistency to drawings. The installing Subcontractor will submit completed PFC along with manufacturer’s installation and startup checklists for CxA approval. The CxA will verify accuracy and completeness during site observations. Incomplete PFC and manufacturers checklists will be returned to the Subcontractor for correctness.

Every piece of equipment is to be checked for startup and functional readiness; no sampling strategy is to be used. The installer shall complete the checklist as installation and startup is completed. When finished, the checklist is reviewed by the

Subcontractor’s project manager or foreman for completeness. The checklist and supporting documents are made available to the CxA. The CxA shall review and verify the completed checklist for accuracy.

All completed checklists will be included in the Final Cx Report.

Startup Checklists

Startup checklists are used to document that equipment has been properly brought online for operation. Each Subcontractor will document and forward their startup plan and schedule to the GC and CxA. Startup checklists will be provided by the

Subcontractors for the CxA to review prior to use. The checklists will be completed by the Subcontractors and returned to the CxA following completion of startups.

The CxA may witness some, but will not witness all, equipment startups. The Subcontractor shall provide at least five (5) business days’ notice to CxA prior to performing equipment startups.

All completed startup documents shall be provided to the CxA within fourteen (14) business days of startup completion.

Startup documents will be included as part of the Final Commissioning Report.

Controls Point-to-Point Checks

All control and/or monitoring equipment (not just the BAS) shall have a building control checkout plan. The Controls

Contractor (CC) shall submit a Point-to-Point Plan to the CxA describing the process they intend to follow when checking the control systems as well as the forms to be used to document the process.

The CC shall provide calibration reports for controllers and sensors to the CxA prior to performing point-to-point.