Tips, Tricks & Techniques of

Commissioning

• T. David Underwood, P.Eng., FASHRAE

• Presidential Member 2015-16
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methods, and services will be addressed at the conclusion of this
presentation.
 Approved for:

1
General CE hours
ASHRAE’s Building Energy
Labeling Program (bEQ)
T. David Underwood
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Course ID: 0090010881

6
 Course Description
COMMISSIONING TIPS TRICKS AND TECHNIQUES
• Identifying tips, tricks and techniques to successfully
commission any project.
• Tips will cover when and how to proceed.
• Tricks will look at how to engage all participants in the
project.
• Techniques will look at some methods of performance
verification and operator training.
 Learning Objectives

• Application of commissioning procedures

• Describing effective commissioning techniques
• Recognizing commissioning issues and discussing
effective solutions
• Define roles and responsibilities of parties affected by
commissioning procedures
 WHAT IS COMMISSIONING?

– A ry of a project
– Verification & documentation
that all systems and assemblies
are planned, designed and
installed, tested and operated
and maintained according to the
Owner’s Project Requirements
• Simplified definition:
– Transfer of designers knowledge
to the operators’ hands
 How to Approach Commissioning ?

• Tips
– Start as early as possible in the building process
– Consider using integrated building design
• Tricks
– Commissioner is project facilitator
• A human resources management expert
• Techniques
– Follow ASHRAE Guidelines O, 0.2, 1.1, 1.4, 1.5, 5 and
Standard 202
 ASHRAE Documents

• Guideline 0, The Commissioning Process

• Guideline 0.2, Commissioning Process for existing Systems
and Assemblies
• Guideline 1.1, HVAC&R Technical Requirements for the
Commissioning Process
• Guideline 1.4, Procedures for Preparing Facility Systems
Manuals
• Guideline 1.5, The Commissioning Process for Smoke
Control Systems
 ASHRAE Standard 202
Commissioning Process for Buildings
and Systems
• The purpose is to identify minimum acceptable
Commissioning processes for buildings and systems
• Scope details
– Overview of commissioning activities
– Minimum steps to be taken for each activity
– Minimum required documentation
– Required acceptance requirements
 Why commission a project?

• To assure:
– Owner’s Project Requirements
(OPR) are met
– Project constructability and
sustainability
– Education and training of
operators
Cost of Owning a Building
 What is the outcome of commissioning?

• Commissioning ties together:

– Owner
– Designer
– Constructor
– Operator and maintenance staff
 Who is the appropriate
commissioning authority?

Depends on size, type and complexity of a project

• May require a certified Commissioning Process Manager
(CPMP)
• ASHRAE certification
• Other related professional qualifications
• Commissioning only one or two systems requires a specific
Commissioning authority
 What is the value for owners?

• Thorough and comprehensive start-up instructions for all

project participants
• Detailed operation and maintenance information that is
project specific i.e. systems approach
• Seasonal performance checks
• Reduction of call back/warranty problems
 What should an owner do?

• Determine Systems and assemblies

to be commissioned
• Commissioning team leader and
team selection
• Establish a commissioning budget
Owner specified Commissioning

• Commissioning scope

• Roles and responsibilities

• Review and acceptance

 What OPR details to consider?

• Operator skill level

• Anticipated building uses
• Appropriate design standards
• Local code requirements
• Project procedure, e.g.
– Design bid build
– Integrated design
– Design-build
 What causes OPR details to be
adjusted?

OPR will be adjusted during the life

of project based on the following:
– Facility objectives
– Environmental and efficiency
goals
– Indoor Environmental Quality
Requirements (IEQ)
– Commissioning process and
scope
– System and equipment access
– Systems Manual requirements
 CxA skill for developing the OPR?

• Knowledge regarding
systems development
• Extensive construction
experience
• Information on skill level
required of operations staff
• Human relations capability
 What affects OPR Details?

• Applicable codes and standards relevant to the project

• Specific project requirements
• Training for operations personnel & tenants
• Project schedules
What are the essential documents?

• Owners Project
Requirements (OPR)
• Basis of Design (BOD)
• Issues Log
• Commissioning
Process Report
• Systems Manual
How does the owner get started on a
Commissioning Plan?

• Engage the Commissioning authority prior to other

design professionals
• Owner develops a commissioning plan
• Identify what systems and assemblies are to be
commissioned
• Define performance and acceptance criteria
 What is documented in the
Commissioning Plan?

• Roles and responsibilities of the CxA

• Commissioning process and schedule
• Project design
• Verification procedures
• How to address OPR deviations
 What is the Basis of Design (BOD)
document?

• Details of design procedures

& processes to meet the
OPR
• Details of design issues that
deviate from the original
OPR
• Owner’s approval of design
What are the critical elements of
the BOD?

• Defines milestones of BOD submittals

• Describes in detail the design approach to meet OPR
• Provides details for review as the design evolves
• Coordinates technical & code requirements
• Logs all design changes affecting the OPR
UNDER NO CIRCUMSTANCES DOES
THE COMMISIONING AUTHORITY (Cx)
MAKE DESIGN DECISIONS
 Who verifies
that BoD meets OPR?

• Cx authority assesses BoD compliance

to OPR
• Owner accepts and/or changes the
OPR during design process
• Owner approves the CxA review
report and the design team’s
response before start of construction
Commissioning Process Specifications

• Cx process activities
– Contractor to perform these
activities
– Cx to verify validity of system
performance testing
• General conditions define roles of
all parties to the process
• Describe testing for systems and
assemblies
– Based on OPR and BOD
Role of the Commissioning Authority

• Uses skills to sell the Cx particularly if it has not been

used before

– This is where interpersonal skill really helps

What is the Value Added of
Commissioning ?

?
 What does CxA include in
submittal?
1. Date of review
2. Specification reference
3. Contract drawing reference
4. Summary of equipment/systems not in compliance
with OPR

However this review DOES NOT REPLACE THE

ENGINEER’s DESIGN REVIEW
OF EQUIPMENT FOR COMPLIANCE
WITH CONTRACT DOCUMENTS
 What does CxA observe & test?

• Job specific protocols for systems and

assemblies including long term data
collected
• Test reports
– Failed tests are repeated as per Cx
specification
 How are test protocols reported?

• A summary of test results

are presented to the Owner

• All verification reports are

included in the final
commissioning process
report
 Who prepares Issues & Resolutions
document?
• CxA and Cx team develop a project specific
form
• Issues are noted
– With supporting documentation
indicating parties responsible for
resolution
• Owner reviews and accepts the Issues &
Resolution report (included in the Cx
process report)
 What is the value in developing an
Issues & Resolutions report?

• Helps CxA keep track of construction difficulties

• Gives contractor a road map to reducing final “punch list”
developed by the design team
• Reduced “punch list” results in earlier Substantial Completion
and Final Project Payment
• Reduces call back and warranty problems for contractors
 What is the Value
of a Systems Manual?

It provides project specific documentation :

• how the commissioned systems operate
• how to appropriately maintain them

After the OPR, the systems manual is probably

the most valuable document prepared under
the commissioning process.
What are objectives of Systems
Manual?
• Provide necessary information to the facility operating
staff to understand how to operate the building
• Assemble all building design, construction and testing
results in one document
• Provide document source to be used in training
materials
• Provide information for performance improvement
during on going commissioning
 What is in the Systems Manual?

• Section 1 - Executive Summary

• Section 2 - Facility Design and
Construction
• Section 3 - Building System &
Assembly Information
• Section 4 - Facility Operations
• Section 5 - Training
• Section 6 - Commissioning Process
Report
• Details for these sections may be
found in the Guideline documents
Training operation and maintenance
personnel

– Learning objectives
– Instructor’s qualifications for
Owner’s approval
– Training materials
– Methods to be employed
– Training location, duration of
training & total hours
– Reports & records
 How does one train operation and
maintenance personnel?

• Use principles of adult learning

• Develop a lesson plan
• Provide the Systems Manual as a
basic tool for developing the plan
• Record the lesson procedures
including lecture and hands on
activity for future reference
• Schedule refresher courses
 What occurs post occupancy
Beginning at substantial
completion, CxA:
– Conducts seasonal performance
activities, with responsible parties
– Assures on going training for
operations and maintenance
personnel
– Observes warranty actions directed
by the GC
 COMMISSIONING REPORT
• 1. Executive summary.
• 2. The final Cx Process plans.
• 3. Design and submittals review reports.
• 4. Approved CxA Evaluations, and Cx start-up and test forms
• 5. Cx Process Reports.
• 6. Issue and resolution logs
• 7. For all incomplete issues identify responsible parties and
completion of resolution
 What occurs at the end Project
Commissionig activity

• CxA submits all documents to

the Owner:
– OPR
– BOD
– Issues and Resolutions log
– Commissioning process report
– Systems manual
In Conclusion Who Benefits?
 Question

Will Commissioning a Project Satisfy an Owner’s desire for a

project?
 Question

Will effective communication skill assist in coordinating

commissioning of a project?
 Question

An Issues and Resolutions report will:

a. Reduce warranty costs

b. Shift responsibility of problems to other parties or
c. Make operation and maintenance better
 Question

Shop Drawing review by the Commissioning Authority is to:

a. Check for construcability

b. Check for service access

c. Review system capacity

 Question

Is ongoing training of maintenance personnel a necessity

Questions and Discussion