GSA 019113 Commissioning FY15 Update Oct. 1, 2014.docx

Project Name Project Location PCN #

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SECTION 019113: GENERAL COMMISSIONING REQUIREMENTS

GENERAL

1.1 WORK INCLUDED

A. Commissioning requirements common to all Sections.

B. Systems and equipment start-up C. Functional Performance Testing.

D. Documentation of tests, procedures, and installations.

E. Coordination and requirements of training events.

1.2 GENERAL DESCRIPTION [Consider including the commissioning plan with the solicitation for the construction contract.] A. Commissioning (Cx) is the process of ensuring that all building systems are installed and perform interactively according to the design intent and meet the Government’s operational needs; that the installation is adequately documented; and that the Operators are adequately trained. Commissioning helps minimize post-occupancy operational problems and establishes testing and communication protocols that advance the building systems from installation to full operation.

B. The specification sections dictate all requirements of the commissioning process relative to the construction contract. The Commissioning Plan outlines the commissioning process. The Contractor shall be responsible for complying with any additional duties or responsibilities contained in the he Commissioning Plan that are not otherwise specified in the Contract Documents.

C. Equipment and system start-up is a Contractor responsibility with all equipment tagged with the Individual’s name and date. Contractor shall submit sample tags for GSA approval. Individual who starts the equipment shall provide their name and date. Coordinate with Mechanical Specification 230553 for further tag guidance [Coordinate further with all applicable technical systems specifications].

D. The GC shall be responsible for all costs incurred by the Government due to the Contractor's failure to perform any of its responsibilities pursuant to this section.

1.3 SCOPE [The A/E and GSA Project Team should reference in 1.3 all appropriate specifications that will be commissioned in accordance with the CxA’s Cx plan.] A. This Section covers procedures, and protocols common across all Divisions of the work. Requirements specific to individual Sections are specified in the technical specification B. Specification sections of systems to be commissioned are listed in Section 1.4: Related Work and Documents.

1.4 RELATED WORK AND DOCUMENTS

[The A/E and GSA Project Team should edit this section for project specific requirements.]

A. Commissioning Plan: The Commissioning encompasses the entire Commissioning process including design, construction and post construction phases and tasks.

B. Section 013300—Submittal Procedures. [Coordinate with this section and define your project specific submittal requirements for commissioning here.] Comply with 013300 and requirement defined below:

C. Section 15959 – Building Automation Systems Commissioning: Details the commissioning procedures specific to the Building Automation System.

D. Section 15995 – Mechanical Systems Commissioning: Details the commissioning procedures specific to Division 15 work.

E. Section 16995 – Electrical Systems Commissioning: Details the commissioning procedures specific to Division 16 work.

1.5 DEFINITIONS AND ABBREVIATIONS

A. Acceptance Phase: This is the phase of the project when the facility and its systems and equipment are inspected, tested, verified, and documented; and when most of the Functional Performance Testing and formal training occurs. [Coordinate with warranties and individual technical specifications.]

B. Action Item: Any issue that requires a response, completion, corrective or additional work, or any other action. A list will be maintained and updated by the CXA that includes all Action Items that relate to Commissioning activities.

C. Building Automation System (BAS): The computer-based control or automation system

D. Commissioning (Cx): The process of ensuring that all building systems perform interactively according to the design intent and meet the Government’s operational needs

E. Commissioning Agent (CxA): The firm who will manage the Cx process, develop and stipulate many of the Cx requirements, and ensure and validate that systems and equipment are designed, installed and tested to meet the Government’s requirements.

F. Deficiency: An installation or condition that is not in conformance with the construction documents.

G. Functional Performance Testing (FPT): The detailed and thorough testing of the building systems and their interactions with the building components and other building systems.

H. Start-Up: Refers to the quality control process whereby the Contractor verifies the proper installation of a device or piece of equipment, executes the manufacturer's starting procedures, completes the Start-Up Checklist, energizes the device, completes the Start-Up Tests, and verifies that it is in proper working order and ready for dynamic testing.

1.6 REFERENCE STANDARDS including but not limited to: [Coordinate with your solicitation documents.] A. GSA PBS Building Commissioning Guide B. GSA PBS P100 Facilities Standards C. ASHRAE Guideline 1-1996, "Guideline for Commissioning HVAC Systems" D. NEBB - Procedural Standards for Building Systems Commissioning E. ASHRAE Guideline 0 [Also check new ASHRAE 2] F. [Add other references applicable to your project.]

1.7 CONTRACTOR RESPONSIBILITIES

A. The commissioning-related responsibilities of the Contractor include but are not limited to:

1. Designate a CxA Coordinator from each major subcontractor with activities related to commissioning. [For Capital Projects consider including a requirement for a full time commissioning coordinator. Delete if not needed.]

2. Attend Construction Phase CxA Kick-Off Meeting.

3. Attend all CxA progress meetings.

4. Provide documentation listed in Section 1.8 DOCUMENTATION to the CxA.

5. Schedule and coordinate Cx efforts into the construction schedule.

6. Perform equipment and system start-up and provide documentation to the CxA.

7. Provide assistance to the CXA in preparation and execution of the specific FPT procedures.

8. Remedy any deficiencies identified through commissioning

9. Demonstrate the operation of all systems as specified.

10. Conduct and document Equipment and Systems Training events.

11. Participate in Opposite Season Testing as needed.

12. Give minimum three (3) -week notice to the Owner and CxA for any commissioning activity which must be witnessed by the CxA.

13. Prepare and submit a Cx Plan that conforms to the contract documents and which is coordinated with product and system manufacturer's documented startup and testing procedures.

1.8 DOCUMENTATION [Team provide design intent documentation for the contractor.] A. Contractor shall provide a Cx Coordinator who will give to the CxA a copy of the following documentation:

1. Submittals: Provide an electronic copy of all approved equipment and system submittals including commissioning plan.

2. Draft Start-Up Procedures: Contractor shall develop Start-up Procedures for all applicable equipment and systems along with the manufacturer’s application, installation and start-up procedures.

3. Factory Test Reports: Prior to Functional Performance Testing the Contractor shall provide any factory testing documentation or certified test reports required by the specifications.

4. Schedule Updates: Provide the CxA monthly schedule updates. Contractor shall use schedule to notify Cx team of scheduled start-up and training activities.

5. Action Item Response: Respond to Action Items to which CxA team members assign the Contractor responsibility.

6. Field Testing Agency Reports: Prior to Functional Performance Testing provide all documentation of work of independent testing agencies required by the specification..

7. Completed Start-Up Procedures: Provide completed Start-Up Procedure documentation for all applicable equipment and systems.

8. Nameplate Data Documentation: Provide as-installed specific product nameplate data to include: name and type of equipment, construction document designation, product numbers, model number, serial numbers, date of manufacture, and other information required to fully define the asset for use in a maintenance management and asset tracking. Provide the data in a Microsoft Excel spreadsheet.

9. Equipment Warrantees: Provide prior to the start of the Acceptance Phase.

10. [Edit to your specific project] Contractor shall record the training documentation: Provide curriculum at least 14 days prior to the start of the applicable training. Comply with 018200 Demonstration and Training for appropriate deliverables.

1.9 COMMISSIONING SEQUENCING AND SCHEDULING [Edit based on new construction or renovation and appropriate training required.] A. Commissioning will be categorized into Phases as indicated below. Note that per schedule, different systems and/or areas may be in different phases at any given time given that the Cx and testing process will be integrated into the construction process:

1. Construction Phase Commissioning: This is the period of time where the systems are installed, much of the commissioning documentation is developed, the systems are started, and the majority of the Contractor required training is performed. On any given system or area, the Construction Phase will end when the CxA approves proceeding with the Functional Performance testing.

2. Acceptance Phase Commissioning: This is the period of time where the systems will be functionally tested and the systems will operate through any endurance period.

B. Prior to submission of the baseline schedule, the Contractor will coordinate with the Commissioning Agent (CxA) to specifically include the detailed tasks involved in the commissioning (Cx) process. Contractor shall incorporate the commissioning tasks for EACH SYSTEM. [A/E shall address any negative pressure conditions. In addition A/E shall provide testing concepts and various testing conditions for all key systems and components.]

C. Contractor shall notify the CxA in writing at least 14 days in advance of any tests, start-ups, or training. CxA shall witness selected tests and start-ups.

1.10 START-UP PROCEDURES AND DOCUMENTATION [Coordinate with CxA’s scope and contract.] A. Equipment and system start-up is a Contractor responsibility. The CxA will selectively witness start-up and will consolidate all the start-up documentation provided by the Contractor. The Contractor will coordinate with the CxA to establish standard processes for witnessing all tests.

B. Mechanical and Electrical Sections 15995 and 16995 specify minimally acceptable Start-up Procedures for a variety of mechanical and electrical systems. Start-up procedures and protocols will differ by manufacturers.

C. Prepare and submit required draft Start-Up Procedures and submit along with the manufacturer’s installation and start-up information. Provide the manufacturers preprinted and standard Start-Up Checklists, forms, and protocols in an acceptable electronic format, both for review early in the construction process and to document the start-up process towards the end of the Construction Phase.

D. GC shall start-up, test, adjust, and balance systems and equipment prior to verification and performance testing by the Commissioning Authority. Provide skilled technicians qualified to do the work required. Provide factory trained/authorized technicians where required by the contract documents and stated in the applicable technical section. Generally, Start-Up and testing shall proceed from device checkout, to component checkout, to system checkout, to interrelated system checkout. Tag equipment that is started with the Individual’s name and date.

E. Completed start-up checklists for all pieces of equipment shall be submitted to CXA prior to any associated functional performance testing. Any outstanding item shall be clearly indicated and an associated action Item must be tracked to resolution.

F. Contractor is responsible for having equipment ready for start up and testing. If CXA is not able to test then contractor will be responsible for additional costs incurred.

1.11 FUNCTIONAL PERFORMANCE TESTING

A. Functional Performance Testing demonstrates that each system is operating according to the Contract Documents. Functional Performance Testing facilitates bringing the systems from a state of Substantial Completion to full dynamic operation. Additionally, during the functional testing process, areas of deficient performance are identified and corrected, improving the operation and functioning of the systems.

B. Contractor shall completely install, thoroughly inspect, start-up, test, adjust, and balance systems and equipment. All activities shall be documented per specified procedures and progress tracked on the construction schedule. Contractor shall notify the CM and CXA in writing that systems are complete and ready for verification and functional performance testing.

C. [Coordinate with CXA’s scope and contract:] The Contractor will work with the CXA to develop all Functional Performance Testing procedures to ensure feasibility, safety and equipment protection. The Contractor will provide necessary written alarm limits to be used during the tests. Damage caused to equipment performed in accordance with the approved procedures will be the responsibility of the Contractor.

D. The commissioning-related responsibilities of the Contractor during Functional Performance Testing are:

1. Assist CXA in functional performance testing. Assistance will generally include the following:

a) [Coordinate with technical specification.] Manipulate systems and equipment to facilitate testing.

b) [Identify lines of responsibility as to who verifies testing devices, who will use it, who is responsible for it, etc. Also address any training requirements for those involved. List special instruments and testing that is project specific. ] Provide any specialized instrumentation necessary for functional performance testing

c) Manipulate BAS and other control systems to facilitate functional performance testing.

2. Correct any work not in accordance with Contract Documents.

3. Maintain record documentation, update and resubmit it after Functional Completion.

E. The CXA will record the results of the functional test. All deficiencies or non-conformance issues shall be noted as Action Items and reported to the CM. Corrections of identified minor deficiencies may be made during the tests the discretion of the CXA and will be documented. If there is a dispute about a deficiency, regarding whether it is a deficiency and/or who is responsible the issues should be addressed in writing to GSA’s construction manager on site and copy the project manager and contracting officer.

1.12 TRAINING EVENTS

A. The Contractor shall prepare and conduct training sessions specified in the contract. The CxA will witness the training concerning the installed systems and equipment. The Contractor shall be responsible for insuring all training is performed in accordance with the Contract Documents.

B. The Contractor shall provide training to Government operators on individual systems and equipment only after successful Start-Up. These training events cover proper operation, maintenance, repair, and diagnosis of the systems, equipment, and components installed by the Contractor.

C. Training shall not be conducted until the system or equipment is operating properly and after it has been successfully started per the commissioning requirements.

D. The Contractor must provide an electronic copy of all documents used in the training sessions and shall provide a list off the names of the attendees.

E. The Contractor shall provide training to Government operators on whole-building operation. The focus is primarily on BAS control of building systems and operation, and its impact on building performance. System interactions shall be presented and discussed (such as a combined air handler, chilled water, boiler, and terminal unit system), along with a detailed presentation of the sequences of operation and their relationship to the BAS. After all individual FPTs have been successfully completed, conduct final whole-building systems operation training.

PRODUCTS

0. INSTRUMENTATION [Coordinate this with the CxA scope.] A. All testing equipment used by the Contractor in the commissioning process shall be of sufficient quality and accuracy to test and/or measure system performance with the tolerances specified. All equipment shall be calibrated according to the manufacturer’s recommended intervals. Calibration tags shall be affixed or certificates readily available.

B. The Contractor shall provide any special equipment, tools and instruments (only available from a vendor, and specific to a piece of equipment) that are required for testing equipment. These shall be provided to the Government as part of the contract.

0. TEST KITS FOR METERS AND GAGES

A. Test kits for meters and gages shall be new. Previously used test kits will be unacceptable. Kits shall be submitted for review and approval prior to the Acceptance Phase.

PART 3 EXECUTION [Not Covered Here] [Shall be covered in the technical specifications. The A/E and GSA Project Team must edit the product, equipment or system specific technical specifications including but not limited to the following:

3.1 START-UP, PREFUNCTIONAL INSPECTION CHECKLISTS

3.2 FUNCTIONAL PERFORMANCE TESTING

3.3 DOCUMENTATION, NON-CONFORMANCE AND APPROVAL OF TESTS

3.4 DEFERRED TESTING]

END OF SECTION 019113

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