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 . 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.

2 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. 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.

3 21. Systems to be Commissioned .. 21. Building Envelope Commissioning .. 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 .. 37. Impact of Delayed Projects .. 37. Pre- Design Commissioning Kickoff Meeting.

4 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 .. 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 .

5 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 .. 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.

6 113. Submittal Review .. 114. Construction Phase Controls Conference .. 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 .. 131. Pre-Functional Checklist Verification .. 132. Systems Functional Testing (Season 1).

7 132. 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 .. 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.

8 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. Introduction Page 1. 1 Introduction Guidelines and Policy: Commissioning for all new and renovation construction projects is mandated by the Energy Policy Act and the Executive Orders that have been issued to execute the requirements of this legislation.

9 The following information provides the background that supports this mandate. Executive Order 13423 Strengthening Federal Environmental, Energy, and Transportation Management (January, 2007) requires that Federal Agencies to ensure new construction and major renovations comply with the 2006 Federal Leadership in High Performance and Sustainable Buildings Memorandum of Understanding (MOU). which was signed by the Department of Veterans Affairs and other federal agencies. The MOU creates a sustainable federal government and serves as a lynchpin for the sustainable Building provisions of EO 13423 and EO 13514. Executive Order 13514 Federal Leadership in Environmental, Energy, and Economic Performance (April, 2010) mandates that federal agencies implement high performance sustainable Federal Building design, construction, operation and management, maintenance, and deconstruction by: Beginning in 2020 and thereafter, ensuring that all Federal buildings that enter the planning Process are designed to achieve zero-net-energy by 2030.

10 Ensuring that all new construction, major renovation, or repair and alteration of Federal buildings complies with the Guiding Principles for Federal Leadership in High Performance and Sustainable Buildings Ensuring that at least 15% of the agency's existing buildings (above 5,000 gross square feet) and Building leases (above 5,000 gross square feet) meet the Guiding Principles by fiscal year 2015 and that the agency makes annual progress toward 100% conformance with the Guiding Principles for its Building inventory;. Pursuing cost-effective, innovative strategies, such as highly reflective and vegetative roofs, to minimize consumption of energy, water, and materials;. Managing existing Building systems to reduce the consumption of energy, water, and materials, and identifying alternatives to renovation that reduce existing asset's deferred maintenance costs.