International Commissioning Engineers’ (ICE) review for Building Commissioning Services indicates to us that the requested commissioning services are generally modeled after ASHRAE Guideline 1-1996, The HVAC Commissioning Process. The RFP clearly states, “The Commissioning process shall encompass and coordinate the traditionally separate functions of ”
· Systems Documentation
· Equipment Startup
· Controls System Calibration
· Testing and Balancing
· Performance Testing and Certification
These six (6) major items are all included within the five (5) major phases of ASHRAE’s Commissioning Guideline, which are as follows:
· Program Phase
· Design Phase
· Construction Phase
· Acceptance Phase
· Post Acceptance Phase
Based upon ICE’s working knowledge of ASHRAE’s Commissioning Guideline, we offer the following narrative to document our understanding of the State’s requirements.
ICE understands that the purpose of the commissioning process is to ensure that all systems included under the commissioning scope of work operate in accordance with the project documents and the stated design intent of the facility, and meet operational needs in the most reliable and economical manner obtainable. We understand, “ The commissioning process does not take away from nor reduce contractual responsibility of the system designers or installing contractors”, and that “the CA is not responsible for design concept, design criteria, compliance with codes, design or general construction scheduling, cost estimating, or construction management.” The above items notwithstanding, ICE understands that the commissioning agency (CA) will be an advisor to the “appropriateness of building systems design” and that the CA will “assist with problem-solving for non-conformance” and / or deficiency issues. As the CA, we will take the lead role in defining the processes and procedures that will be followed by the commissioning team in systematically identifying, documenting, reporting, and correcting deficiencies or issues that could prevent “scoped” systems from performing in accordance with the design intent.
During the Program Phase or Pre-Design Phase the CA will assist the design team in design development review and in the establishment of the goals & objectives for the specific project under consideration. This will be accomplished by assisting the design team in reviewing conceptual design documents, developing the design intent, establishing the basis of design, and reviewing the preliminary design manual. In addition, the CA will assist in the development of the commissioning scope and prepare and issue the preliminary commissioning plan to the commissioning team. The preliminary commissioning plan will include preliminary schedules for the following items: initial construction phase commissioning scope meeting; commissioning team planning / progress meetings; “scoped” system field inspections; system / equipment startup checklists and control system point-to-point checkout submittals; functional performance test procedure submittals; system / equipment startup; independent test and balance (TAB), independent electrical field testing and other specialized system testing fieldwork commencement; independent TAB, independent electrical field testing and other specialized system testing performance verification; system functional performance testing; owner training; and issuance of final commissioning report.
During the Design Phase the CA will review intermediate and final design and construction documents, and submit typed written summaries to the design team of all design document review findings. In addition the CA will assist the design team in the development of commissioning specifications, TAB specifications, “scoped” equipment startup checklists, performance verification test procedures, functional performance test (FPT), and functional interface test (FIT) specifications.
During the Construction Phase the CA will review and issue comments on “scoped” system submittals and O&M manuals for all related systems, equipment, and shop drawings. In addition the CA will coordinate all commissioning planning meetings and activities in accordance with the preliminary and / or revised commissioning plans and issue meeting agendas and minutes for all commissioning team meetings. The CA will conduct periodic on-site construction inspections to observe and verify that the “scoped” system installations fully conform to the design plans and specifications and approved equipment submittals, manufacturer’s recommendations, applicable referenced standards and acceptable good workmanship practices. Pursuant to each inspection, any items found in non-compliance with project documents will be clearly identified to the design team / commissioning team via submitted typed-written field observation reports containing all comments and observations and selected photographs of various observations and deficiencies. Periodic inspections will include witnessing specialized test procedures. In addition to the items already delineated, the CA will also be involved in the following additional activities during the Construction Phase: assist in the development of detailed startup and functional performance test (FPT) and functional interface test (FIT) procedures; assist in the development of TAB, independent electrical system testing and specialized system testing fieldwork and commissioning schedules; verify accuracy of “scoped” system / equipment startup (prefunctional) checklists and witness initial equipment startup proceeding “from simple to complex” and from “component level to equipment to systems and intersystem levels”; oversee TAB, independent electrical system testing and other specialized system testing fieldwork including the tracking of identified deficiencies and verification that all identified issues are corrected and / or resolved; and general tracking of all non-compliance issues relating to materials, installation, startup, or independent testing, such that these items are corrected at no additional expense and satisfactorily retested as required, and properly documented for the project record.
During the Acceptance Phase the CA will conduct accuracy verification on final TAB reports, final independent electrical system test reports, final specialized system test reports and building automation system (BAS) point-to-point (PTP) checkout and termination verification test reports. The CA’s primary activity during this phase will be the conducting of system functional performance test (FPT) and functional interface test (FIT) procedures and the accurate documentation of all results. It should be pointed out that, ideally, the CA would work closely with the TAB Agency and utilize their personnel and test equipment in conducting the final TAB report performance verification and functional performance testing. This is desirable so that all the test results obtained throughout the commissioning process will have been obtained utilizing the same test equipment. However, ICE is prepared to utilize its own field test engineers and test equipment for both performance verification and functional performance testing should it become necessary. In addition to the items already delineated, the CA will also be involved in the following additional activities during the Acceptance Phase: “witness all or part of the HVAC piping test and flushing procedure”; “witness all or part of any ductwork testing and cleaning procedures”; “witness performance testing of smoke control systems by others, as well as all other contracted tests or tests by manufacturer’s personnel over which the CA may not have direct control” documenting such tests and including documentation with final commissioning report; organize O&M manuals verifying their suitability and completeness; prepare systems manual including all “commissioning scope meeting and general project meeting minutes, equipment documentation,” completed “prefunctional checklist(s), and startup documentation and reports, performance verification, test procedure and test execution documentation, non-compliance documentation, O & M documentation and training verification, deferred testing and performance documentation, and warranty inspection documentation”; oversee and approve training of owner’s operating personnel and ensure that training is properly coordinated and successfully completed; and prepare and submit final commissioning report.
During the Post Acceptance Phase the CA will “coordinate and supervise required seasonal or deferred testing, as well as deficiency corrections”. In addition the CA will, if requested, assist owner’s maintenance personnel in the development of various programs such as “preventative maintenance plan, a detailed operating plan or an energy and resource management plan or as-built documentation”, which will help ensure successful ongoing facility performance.
Copyright 2004 - International Commissioning Engineers LLC