Whole Building Commissioning Process Manual

1 Office of Construction and Facilities Management (003C). 425 I Street NW. Washington, DC 20001. Whole Building Commissioning Process Manual May 1, 2013. minor revisions 11/01/2013. Prepared by: Sebesta Blomberg and Associates, Inc. Contact: Gerald T. Bauers, PE. 2231 Crystal Drive, Suite 400. Arlington, VA 22202. Main: 703-522-3800. Fax: 703-522-8070. Email: Commissioning Process Manual Acknowledgements Acknowledgements Many professionals in the Department of Veterans Affairs generously contributed their expertise to guide this edition of the Whole Building Commissioning Process Manual .

2 Chief among them are: Don Myers Director, Facilities Standards Service Lam Vu Project Manager, Electrical Engineer James Symanski Sustainability Engineer John Park Portfolio Manager Zoltan Nagy Architect Karen (Katie) Kuehn Contracting Officer Dana Quel Senior Resident Engineer Renee Tietjen Architect Asesh Raychaudhuri Mechanical Engineer This edition was created by Sebesta Blomberg and Associates, under contract to the Department of Veterans Affairs. The following subject matter experts contributed to this Manual : Jerry Bauers National Director of Commissioning Bill Bliven Senior Commissioning Project Manager Joe Buckley Commissioning Project Manager Sebesta Blomberg and Associates 2231 Crystal Drive, Suite 400.

3 Arlington, VA 22202. 703-522-3800. Commissioning Process Manual Table of Contents Table of Contents 1 Introduction .. 1. References .. 3. 4. 6. 2 Commissioning Process Overview .. 14. General .. 14. Introduction to Commissioning .. 14. Benefits of Commissioning .. 15. Drivers .. 15. Commissioning Goals .. 15. Commissioning Principles .. 16. Contractual Relationships .. 18. 3 Applying the Commissioning Process .. 21. Projects to be Commissioned .. 21. Systems to be Commissioned .. 21. Building Envelope Commissioning .

4 29. Pre-Design Phase Building Envelope Commissioning .. 29. Design Phase Building Envelope Commissioning .. 29. Construction Phase Building Envelope Commissioning .. 30. Warranty Phase Building Envelope Commissioning .. 31. Adapting the Commissioning Process to Specific Projects .. 31. 4 Pre-Design Commissioning .. 35. Commissioning Agent Contracting Methods .. 35. Direct Contracting with the Department of Veterans 35. Alternate Contracting Methods .. 35. Design-Build Projects .. 36. Lease/Developer 37. Deferred Award of Commissioning Agent Contracts.

5 37. Impact of Delayed Projects .. 37. Pre- Design Commissioning Kickoff Meeting .. 37. 5 Design Phase Commissioning .. 39. Commissioning Process Manual Table of Contents Design Phase Commissioning Objectives .. 39. Design Phase Commissioning Team .. 39. Commissioning Agent Tasks .. 40. Commissioning Roles and Responsibilities .. 51. Design 73. Commissioning 74. Commissioning Specifications .. 75. Commissioning Design Reviews .. 76. Design Phase Controls Meetings .. 77. Design Review Meetings .. 78. Design Review Comment Follow-up.

6 78. SD1 Design Submission .. 78. Schematic Design Phase II Submission .. 80. Design Development Phase I Submission .. 81. Design Development Phase II .. 82. Construction Documents Phase I .. 84. Final Construction Documents .. 86. Adapting the Design Phase Commissioning Process .. 87. 6 Bid and Pre-Construction Phase .. 89. Commissioning Agent Tasks .. 89. Pre-Bid Meetings .. 89. Bid RFI Review and Response .. 89. Roles and 90. Adapting the Bid and Pre-Construction Phase Commissioning Process . 92. 7 Construction Phase.

7 93. Construction Phase Commissioning Objectives .. 93. Commissioning Team .. 93. Commissioning Agent Tasks .. 96. Roles and 102. Construction Phase Commissioning Kickoff Meeting .. 108. Construction Phase Commissioning Plan .. 108. Construction Schedule Facilitation and Integration .. 109. Construction Phase Meetings .. 110. Commissioning Process Manual Table of Contents Commissioning Construction Observation 111. RFI's, Change Directives, Change Orders .. 113. Submittal Review .. 114. Construction Phase Controls Conference.

8 115. Pre-Functional Checklists .. 115. Preliminary Systems Functional Performance Test Procedures .. 116. Adapting the Construction Phase Commissioning Process .. 117. 8 Acceptance and Testing Phase Commissioning .. 120. Acceptance and Testing Phase Commissioning Team .. 120. Acceptance and Testing Phase Commissioning 122. Acceptance and Testing Phase Commissioning Team Roles and Responsibilities .. 124. Construction Meetings .. 131. Commissioning Construction Site Visits .. 131. Equipment/System Start Up Observation and Review.

9 131. Pre-Functional Checklist Verification .. 132. Systems Functional Testing (Season 1) .. 132. Operations and Maintenance Manuals .. 135. Systems Manual .. 136. Training Verification .. 136. Commissioning Issues Follow Up and Resolution .. 137. Final Commissioning Report .. 138. Lessons Learned Review Meeting .. 138. Adapting the Acceptance Phase Commissioning Process .. 139. 9 Warranty 141. Warranty Phase Commissioning Team .. 141. Warranty Phase Commissioning Tasks .. 142. Warranty Phase Commissioning Roles and Responsibilities.

10 143. Systems Performance Monitoring .. 147. Deferred Seasonal Testing .. 147. Post-Occupancy Warranty Checkup .. 147. Final Commissioning Report Addendum .. 148. Adapting the Warranty Phase Commissioning Process .. 148. Commissioning Process Manual Table of Contents Link to Appendix documents on CFM Website Appendix A Commissioning Process Flowcharts Appendix B Sample Commissioning Agent Scope of Work Appendix C - Sample Commissioning Agent Request for Proposals Appendix D - Sample Design Narrative TOC. Appendix E Sample Design Review Comment Log Appendix F Sample Commissioning Plan with Documentation Log Appendix G Sample Commissioning Progress Meeting Minutes Appendix H Sample Commissioning Field Report Appendix J Sample Commissioning Master Issues Log Appendix K Sample Pre-Functional Checklists Appendix L Sample Systems Functional Test Procedures Appendix M Sample Systems Manual Appendix N Sample Final Commissioning Report Commissioning Process Manual Chapter 1.