BC HOUSING

Building
Commissioning
Guidelines
MARCH 2019
Contents 2

1 GLOSSARY OF TERMS 3

2 Introduction 5

3 General Information 7

4 Project Classification 8

Contents 5 Commissioning Requirements 10

6 Re-commissioning 22

7 Guidelines and Standards Referenced 25

Appendix A: Commissioning Reports Requirements

and Templates 26

Appendix B: Commissioning Responsibility and Process 45

BC Housing Building Commissioning Guidelines /// March 2019

Section 1: Glossary of Terms 3

1 GLOSSARY OF TERMS
Term Definition
Basis of Design (BOD) A standalone document, produced by the design team, that records the concepts,
analysis, decisions, and system/product selections used to meet the Owner’s
Project Requirements (OPR) and to satisfy applicable regulatory requirements,
standards, and guidelines. The document lists individual items that support
the design process and may include narrative descriptions of systems. The
Commissioning Provider (CxP) reviews the BOD against the OPR and reports back
to the Owner.

Commissioning (Cx) Plan Document that outlines and specifies the commissioning processes, roles and
responsibilities, resources required, schedule and sequence, for new or renovated
building projects and systems.

Commissioning Provider The entity identified by the Owner or BC Housing who leads, plans, schedules
(CxP) and coordinates the commissioning team to implement the commissioning
process. This is an independent 3rd party personnel working under a separate
contract directly with the Owner or BC Housing. The CxP provides the Owner an
unbiased, objective view of the systems: installation, documentation, operation,
performance and witnessing of tasks and tests.

Contractor’s Individuals, each having authority to act and report on behalf of the entity they
Commissioning Agent represent, explicitly organized to implement the commissioning tasks required for
(CxAg) within their respective contracts (such as mechanical, electrical, etc) and aiding
in the overall commissioning (Cx) process through coordinated actions, within the
Cx Team.

Functional Testing Testing of system against the specified sequence of operation. This includes
testing of various modes of operation, failure scenarios, alarms, etc.

Issues Log Issues logs are a formal and ongoing record of problems or concerns—and their
resolution—that have been raised by members of the commissioning team during
the course of the commissioning process.

Owner’s Project A stand-alone document that details the functional requirements of the
Requirements (OPR) building systems installed as part of the project. The OPR document is critical
to the commissioning Process because it forms the foundation for the design,
construction, occupancy and operation of the facility and is the standard that
will be used for verification. The Owner will create the OPR at conceptual design
stage and the document may evolve as decisions are made to reflect the current
project requirements of the Owner.

BC Housing Building Commissioning Guidelines /// March 2019

Section 1: Glossary of Terms 4

Operations and A required set of documents that provides information on the operation and
Maintenance Manual maintenance of the building. (i.e.. List of systems, operating instructions,
(O&M) maintenance and lubrication instructions, Installation, operation and maintenance
information, etc.)

Pre-functional Testing This is analogous to static verification to conduct and verify proper installation
of equipment. Pre-functional checklists are primarily static inspections and
procedures to prepare the equipment or system for initial operation. Pre-
functional checklists augment and are combined with Manufacturer’s Equipment
Start-up Checklist.

Static Verification This is analogous to pre-functional or static checks, and entails reviewing
equipment installations against the design documents and equipment installation
manuals.

Start-up Verification A process to physically witness equipment start-up or review the equipment after
it is operational.

Start-up representative Typically, the manufacturer’s representative who is in charge of starting up a

given piece of equipment, often to meet warranty requirements.

BC Housing Building Commissioning Guidelines /// March 2019

Section 2: Introduction 5

2 Introduction
BC Housing is providing an updated set of commissioning guidelines, encompassing both new
development and renovation/capital improvement projects, financed or funded by BC Housing.
This guideline document explains the commissioning needs of such projects, in accordance with
the type and complexity of each project.

Commissioning is an integrated set of activities intended to ensure that a project meets both
the Owner’s Project Requirements (OPR) and the operational needs. The Owner’s goals and
objectives should drive the project team. The value of commissioning lies in its power to verify
and document that all building systems and assemblies are planned, designed, installed, tested,
operated and maintained to meet those goals and objectives.

Historically, the term “commissioning” has referred to the process by which only the heating,
ventilation and air conditioning (HVAC) systems of a building were tested and balanced
according to established standards prior to acceptance by the building Owner/Operator. Today’s
use of commissioning recognizes the integrated nature of all building systems’ performance,
which impact sustainability, improve occupant comfort, productivity and indoor air quality, and
reduce maintenance and operating expenses.

The commissioning process focuses upon verifying and documenting that all of the commissioned
systems and assemblies are planned, designed, installed, tested, operated, and maintained
to meet the OPR. This guide provides an overall framework for building commissioning for
different types of BC Housing projects, systems to be commissioned, and commissioning
activities depending on buildings type from project planning through post-occupancy, covering
the roles and responsibilities of each project participant in support of the process. It is the
Owner/Operator’s way of making sure that the systems are installed properly, calibrated as
planned, and performing according to project requirements. This guide aims to streamline
the commissioning process, ensure that the systems are installed properly and performing
according to the contract documents and enable the Owner/Operator to improve building
handover and operation.

While recognizing that every project is unique and that required activities will vary, this guide
provides the minimum requirements of commissioning for BC Housing projects depending
on the project sizes and best practices based upon industry guidance. The level and depth of
commissioning required for the project will be determined by the size and complexity of the
project itself and by the needs defined in the OPR.

The consultant team shall consult the re-zoning and building commissioning by-law requirements
before establishing the commissioning activities for the project. Regardless of whether a
third-party (3rd party) Commissioning Provider (CxP) is hired by the Owner or BC Housing, the

BC Housing Building Commissioning Guidelines /// March 2019

Section 2: Introduction 6

consultant team shall ensure that the contract documents are in accordance with the OPR,
basis of design, BC Housing Design Guidelines, other project specific requirements, building
code, bylaws and requirements of authorities having jurisdiction and that the commissioning
requirements and process for all building systems and integration of the systems are outlined
in the contract documents. The general contractor is ultimately responsible for ensuring that
all building systems and integration of the systems are operating and functioning as intended in
the contract documents.

There are four options (Article 5.1.2. Third Party Commissioning Provider Scope And
Responsibilities) of implementing the 3rd party independent commissioning process initiated
by the Owner/BC Housing. The Owner/BC Housing is responsible for choosing one of the four
options based upon the local re-zoning by-laws, project classification and size/complexity of the
building to complete the commissioning process at a minimum.

The primary audience for this guide are the Owner/Operator of the building, its non–profit
society, development team including consultants, construction manager/contractor, and the
Commissioning Provider. The secondary audience for this guide include the many stakeholders
in the commissioning process including the balance of the project team as well as other funding
partners of the project.

BC Housing Building Commissioning Guidelines /// March 2019

Section 3: General Information 7

3 General Information
The aim of the commissioning process is to confirm that the building systems are functioning and operating
in accordance with the OPR, the basis of design, and contract documents. Full commissioning requires the
systematic review of activities during all project phases including design, construction, verification and
testing, and post-occupancy.

All building systems are integrated, therefore a defect in one or more of the components can result in
suboptimal operation and performance among other components. A properly executed commissioning
process clearly expresses the OPR along with a variety of benefits including:

•• fewer change orders and system deficiencies during construction;

•• better quality control during construction and post construction;

•• improved planning and coordination;

•• smoother handover of project from construction team to Owner/Operator;

•• reduced energy consumption during building operation;

•• improved occupant comfort, productivity and indoor air quality;

•• improved systems and equipment function and extended life cycle; and

•• better building documentation and improved building operation and maintenance (O&M).

In 2018, Lawrence Berkeley National Laboratory and the Building Commissioning Association (BCxA)
updated a previous study from 2009 which included the survey data on the costs of commissioning. They
found that from 2009 to 2018 the cost of full building commissioning had gone down significantly. The
median cost was found to be $0.82/sq.ft., with the 25th percentile at $0.40/sq.ft. and the 75th percentile at
$1.06/sq.ft.

At BC Housing, the average cost of full building commissioning has been approximately 0.5% of the
project’s gross capital budget. The cost can be lower for high rise buildings with single use occupancy.
Considering that the O&M costs for the lifecycle of a building can be up to 80% of the total project cost; a
less than 1% upfront spend on advanced commissioning can lead to a savings expected within the first 5
years (or 10% of a building’s lifespan) of up to 13%. This would reduce the total O&M costs by at least 1%
over the course of the building’s life. If recommissioning is completed every 3 -5 years, this savings in total
O&M costs can increase to 5% or more.

It is therefore required, on both BC Housing new construction and renovation/capital improvement projects
to engage a Commissioning Provider (CxP) to perform the commissioning activities. Not all smaller projects
will require a 3rd party independent commissioning hired by Owner but buildings with multi-unit housing,
mixed -use facilities, larger in size, and buildings with complex mechanical or electrical systems will require
proper commissioning by an independent CxP. Whatever the building type, commissioning is an all-inclusive,
quality-assurance-based process, and the Owner/Operator can benefit from some level of commissioning.
Recommissioning 3-5 years after completing a new building is also recommended, in order to maintain
operational savings and ensure that the building operates at its optimum level.

BC Housing Building Commissioning Guidelines /// March 2019

Section 4: Project Classification 8

4 Project Classification
BC Housing undertakes projects that can be classed as either new developments, renovation/capital
improvements, or conversion. Under these parent categories, exists sub-categories of 7 storeys and higher,
3-6 storey, and 1-2 storey projects. These can be further sub-divided according to a range of attributes such
as construction methods (wood frame, concrete, modular or pre-manufactured), parking type (underground
or surface), building form (transition/second stage housing, emergency shelter, licensed group home,
townhouses, low to medium density apartment, or high-density housing) and housing client types
(homeless, families, seniors, etc.). Some buildings may not fit into this classification but the complexity of
systems should be considered. For the purposes of commissioning or quality assurance activities, new-build,
renovation/capital improvements, or conversion projects should be primarily classified as follows:

.1 7 STOREYS AND HIGHER BUILDINGS

•• Typically
 non-combustible concrete or
structural steel frame building

•• Underground parking

•• Mainly medium to high density housing

An independent CxP hired by the Owner/BC

Housing shall perform the commissioning
process of these buildings. Refer to Article
5.1.2. Third Party Commissioning Provider
Scope And Responsibilities.

Marguerite Ford Apartment.

147 units – 11 storey with one level
underground parking

.2 3-6 STOREY BUILDINGS

•• Generally wood frame with surface or underground parking, in some cases with concrete podium

•• Mainly medium density housing

•• Pre-fabricated or modular construction systems

can also be considered

An independent CxP hired by the Owner/BC

Housing shall perform the commissioning process
of these buildings. Refer to Article 5.1.2. Third
Party Commissioning Provider Scope And
Responsibilities..

Co: Here – E. 1st Ave & Victoria Dr.

26 units – 4 storey wood frame with
one level underground parking
BC Housing Building Commissioning Guidelines /// March 2019
Section 4: Project Classification 9

.3 1-2 STOREY BUILDING

•• Wood frame or modular construction methods, generally Part 9 buildings

•• Surface parking

•• Mainly low density housing

Lions Valley
View Estates.
32 units –
2 storey
wood frame
with surface
parking

Hart Heaven.
30 units senior
housing – one
storey wood
frame modular
construction

For 1-2 storey projects, the system specific commissioning is to be carried out by an independent
agency contracted by the project’s mechanical contractor as per the contract document. Refer to
Article 5.1.2. Third Party Commissioning Provider Scope And Responsibilities.

BC Housing Building Commissioning Guidelines /// March 2019

Section 5: Commissioning Requirements 10

5 Commissioning Requirements
.1 PROJECT COMMISSIONING ACTIVITIES AND RESPONSIBILITIES
.1 Consultant and Contractor Commissioning Responsibilities
The design and construction team shall be responsible for ensuring that all building systems
function and operate properly and that integration of the systems are achieved as required by
the contract documents, regardless of whether a third party commissioning process is initiated
by the Owner or BC Housing. The contractor is ultimately responsible for delivering a fully
commissioned building.

.1 Mechanical, HVAC, and Plumbing Systems

.1 The commissioning of the mechanical, HVAC, and plumbing systems is the responsibility
of the mechanical contractor. At a minimum, the mechanical contractor is required to
hire an independent testing and balancing (TAB) agency to meet contract requirements
regardless of a project size.

.2 The mechanical consultant is responsible to ensure that all commissioning items, related
tests (outlined below and if any additional) are incorporated in the contract documents
and final testing reports are conducted at the end. The mechanical consultant is to
review and update the list of the tests as necessary based on the complexity of the
building and to meet the local codes and authority having jurisdiction.

.3 At a minimum, the mechanical contractor and/or their suppliers or sub-trades performs

the following tests and summits the completed reports at or before substantial completion:

• Backflow inspection test;

• Water main chlorination test report;

• Piping pressure test;

• Hydronic system flushing and chemical treatment/glycol test report;

• Manufacturer start-up of equipment where

required (i.e. boiler, chiller, split AC/heat
pumps, variable frequency drives, etc.);

• Fire damper drop test;

• Megger test of heat tracing;

• Parkade gas detector test and calibration;

• Sprinkler system verification and sign-off;

and

• Testing, adjusting, and balancing report.

Broadway + Fraser Kwayatsut.

99 units – 9 storey tower
Hydronic System Piping and Buffer Tanks

BC Housing Building Commissioning Guidelines /// March 2019

Section 5: Commissioning Requirements 11

.4 These tests and any other related tests as per the contract documents are typically the
pre-requisites for performing pre-functional and functional testing for commissioning of
the mechanical systems.

.5 The Owner/BC Housing will retain a 3rd party CxP to perform the commissioning process
in Options 1, 2, and 3 as outlined in Article 5.1.2. Third Party Commissioning Provider
Scope And Responsibilities for overseeing pre-functional testing, performing functional
and seasonal testing, coordinating owner’s demonstration, reviewing O&M
documentation, , and warranty reviews. In Option 4, the Owner/BC Housing
may choose not to retain a CxP directly but the mechanical contractor will
be expected to hire their own mechanical commissioning agency (CxAg)to
carry out the commissioning tasks.

.6 Depending on the complexity of the project, if the commissioning

activities outlined in above paragraph (i.e. pre-functional and functional
testing, owner’s demonstration, O&M review, seasonal testing,
and warranty reviews) are to be performed and completed by the
mechanical contractor’s 3rd party independent commissioning agency
for Option 1, 2, and 3, the consultant must consult with the Owner and
BC Housing for prior approval no later than design development stage.
In such event, the Owner/BC Housing may engage a 3rd party CxP to
Rose Harbour: In-floor Radiant Heating oversee the process only.

.2 Electrical Systems Commissioning

.1 The commissioning of the electrical systems is the responsibility of the electrical
contractor.

.2 The electrical consultant is responsible to ensure that all commissioning items, related
tests (outlined below and if any additional) are incorporated in the contract documents
and final testing reports are conducted at the end. The electrical consultant is to review
and update the list of the tests as necessary based on complexity of the building and to
meet the local codes and authority having jurisdiction.

.3 At a minimum, the contractor performs the following tests and submits the completed
reports at or before substantial completion:

• Insulation resistance testing of feeders, transformers, bus bars, etc.;

• Voltage and Current readings of each equipment (motors, transformers, etc.)

operating at full load;

• Operational test to prove the proper operation of controls and interlocks;

• Ground testing. Phase load balance;Lighting control systems;

• Protective device coordination and fault studies;

• Infra-red scan for each feeder termination;

• Building Distribution system;Low Voltage Switchgear and Motor Controls (600 volts
and below);

• Power factor readings;

BC Housing Building Commissioning Guidelines /// March 2019

Section 5: Commissioning Requirements 12

• Intrusion detection and access control testing;

• Generator and transfer switch start-up report;

• UPS start-up report; and

• Fire alarm verification per CAN/ULC 537.

.3 Building Envelope
.1 The commissioning of the building envelope systems is the responsibility of the general
contractor.

.2 The architect is responsible for overseeing envelope commissioning. Separate envelope

commissioning may be required based on bylaw or funding partners (such as health
authority, non-profit society, CMHC, etc.) or other 3rd party certification requirements
(i.e. if pursuing LEED v4 Enhanced Commissioning Option 2.

.3 All buildings shall meet or exceed the whole building performance targets identified in
BC Housing Design Guidelines and Construction Standards, Section 2 - Energy and
Environmental Design. These targets shall be verified though mandatory building and
energy modelling as per the Provincial Energy Step Code. Energy modelling shall be
performed in all types of BC Housing projects and the results shall be submitted to the
architect at schematic design, building permit and as-built stages.

.4 The architect is to ensure the following:

•  he envelope-related energy efficiency measures (i.e. insulation

T
values, window-to-wall ratios, glazing characteristics including
overall U-value, performance rating and solar heat gain coefficient,
shading, and window operability) are included in the plans and
specifications. Coordination with the energy modeller is required to
identify options for envelope insulation values, building orientation,
shading and anyother variables that can affect load and are most
effectively evaluated during the early stage of design.

•  he architect ensures that the airtightness testings is submitted

T
by the contractor at substantial completion. Continuity of the air
barrier and insulation layer shall be clearly illustrated on drawings
and details with special attention paid to typical air leakage
and thermal bridge pathways such as interface between design
elements vincluding parapets, balconies, window edges, walls
and foundations. Refer to BC Housing Design Guidelines and
Construction Standards, Section 2 - Energy and Environmental
Design.

•  he windows must be carefully integrated into the entire envelope

T
system. The architect will ensure that the air barrier and insulation
continuity is maintained at the window/wall interface and that
thermal bridging is minimized.
Grandview Terrace:
Building Envelope Upgrade

BC Housing Building Commissioning Guidelines /// March 2019

Section 5: Commissioning Requirements 13

• The contractor will perform the pre-installation laboratory tests (as required) and
field testing for fenestration products as outlined in BC Housing Design Guidelines
and Construction Standards, Division: 08 50 00 – Windows, Side Hinged and
Sliding Glass Doors. The architect ensures the testing reports meet the contract
documents and is submitted to Owner at substantial completion. 

.4 Architectural Systems
.1 The general contractor is responsible for commissioning architectural systems, with a
focus on systems that may be integrated into life safety systems, such as fire shutters,
door hardware, operable louvres, and other systems.

.2 The architect shall ensure that these items are included in the contract documents and
related test results/reports are collected at substantial completion.

.5 Elevator
.1 The commissioning of the elevator systems is the responsibility of the general contractor.

.2 The architect shall ensure that the elevator commissioning requirements are included
in the contract documents and meet the building code requirements. The architect will
collect all the testing results at or before at substantial completion.

.6 Integrated Systems Testing

.1 The general contractor is responsible for coordinating integrated systems testing to meet
the requirements of CAN/ULC S1001: Integrated Systems Testing of Fire Protection and
Life Safety Systems. Time is to be allocated in the construction schedule for these tests,
and the general contractor is to ensure that the key sub- trades are a part of this testing.

.2 Pre-requisites for integrated systems testing are individual verification reports such as
fire alarm verification report, sprinkler sign off, elevator sign off, fire/smoke/life safety
fan balancing reports, and others.

.3 The intent is not to replicate the tests of each device, but to test the operation of the life
safety systems as a whole. Examples include but are not limited to the following:

• Fan shutdown on duct smoke detector;

• Activation of fans (stair pressurization, vestibule pressurization, smoke evacuation)

on fire alarm;

• Successful integration of sprinkler devices, pre-action systems, etc.;

• Proper operation of door hold-open devices, mag locks, fire shutters, etc.;

• Elevator recall to home and alternate home floors;Operation of life safety systems
upon loss of power or on generator power; etc.

.4 The architect shall ensure that these items are included in the contract document and
related test results/reports are collected at substantial completion.

.5 Based on the level of 3rd party commissioning hired by the Owner/BC Housing required
for the project, the CxP will be requiring to witness these tests. Refer to Article 5.1.2.
Third Party Commissioning Provider Scope And Responsibilities.

BC Housing Building Commissioning Guidelines /// March 2019

Section 5: Commissioning Requirements 14

.2 Third Party Commissioning Provider Scope and Responsibilities

.1 The consultant shall consult local re-zoning, building commissioning by-law, and funding
partner’s commissioning requirements before establishing the commissioning activities
and requirements for the project that will be conducted by a 3rd party CxP hired by the
Owner/BC Housing. Projects are required to exceed the minimum mandatory commissioning
requirements as per re-zoning and municipal by-laws where BC Housing requirements are
more stringent. If re-zoning and funding partner’s commissioning requirements are not as
stringent, then at minimum choose one of the following four options appropriate for the project.

.2 Depending on the local re-zoning by-laws, project classification and size/complexity of the
building, there are four options of implementing the commissioning process in BC Housing
projects. These four options described here are for an independent 3rd party commissioning
hired by the Owner/BC Housing. This should not replace the consultants, contractor, their
sub-contractors or their own 3rd party agency’s responsibilities as outlined in Article 5.1.1.
Consultant and Contractor Commissioning Responsibilities.

.3 The project team is responsible to choose one of the four options based upon the project
complexity. The options are as follows:

• Option 1 – Independent Enhanced Commissioning, if required by re-zoning or funding

partners (hired by Owner)

• Option 2 – Independent Commissioning, 7-storey or higher or high complexity project

(hired by Owner)

• Option 3 – Independent Mechanical Commissioning, 3-6 storey or medium complexity

project (hired by Owner)

• Option 4 – Independent Mechanical Commissioning, 1-2 storey or low complexity project

(hired by mechanical contractor)

.1 Option 1 – Independent Enhanced Commissioning, if required by re-zoning or

funding partners (hired by Owner)

Where the project is required to achieve 3rd party certification or where Enhanced

Commissioning (as outlined in Leadership in Energy and Environmental Design,
LEED v4) may be required by the local re-zoning by-laws or by funding partners,
the commissioning process shall follow the requirements of Enhanced System
Commissioning or any other requirements by the municipalities that is more stringent
than BC Housing requirements depending on building type (the options outlined above).

Before the design development phase is complete or per rezoning, the Owner shall
retain the CxP who will review the design requirements/concepts and oversee/implement
the Enhanced Commissioning process of the mechanical, electrical and building envelope
components (if required) as related to functionality, energy performance and durability. 

The commissioning process will depend as indicated by the rezoning or funding partner’s
requirements and may follow ASHRAE Guideline 0-- “The Commissioning Process”,
ASHRAE Guideline 1.1- “HVAC&R Technical Requirements for The Commissioning
Process”, or an alternate commissioning standards required by municipalities such as
ASHRAE Standard 202- “The Commissioning Process for Buildings and Systems”, CSA
Z320- “Building Commissioning Standard”, CSA Z8001- “Commissioning Standard of

BC Housing Building Commissioning Guidelines /// March 2019

Section 5: Commissioning Requirements 15

Health Care Facilities”, or the upcoming CSA Z5000- “Building Commissioning For
Energy Using Systems.” 

The required commissioning activities and the systems to be commissioned will depend
on the local re-zoning by-laws requirements.

.A Systems to be commissioned:

.1 Per rezoning or funding partner’s requirements, but at a minimum meet BC

Housing commissioning scope based on the options as indicated above depending
on building type.

.2 The CxP will be required to participate in CAN/ULC S1001 Integrated Systems

Testing of Fire Protection and Life Safety Systems. Integrated Systems Testing is
to be performed and documented by the general contractor and coordinated and
reviewed by the architect.

.2 Option 2 – Independent Commissioning, 7-Storey or Higher or High Complexity

Project (hired by Owner)

For projects where there is no rezoning or funding partner’s commissioning requirement,

if the building is 7 storeys or higher, or it is deemed as having increased complexity (such
as mixed use, separate mechanical and electrical systems for different user groups,
high energy performance buildings with renewable systems, etc.), there shall be an
independent CxP hired by the Owner/BC Housing.

The CxP’s involvement will begin at the design development stage and no later
than 50% construction document stage. The scope will be in line with Fundamental
Commissioning (as outlined in Leadership in Energy and Environmental Design, LEED
v4), with a few exceptions, notably the systems to be commissioned, and increased
involvement in the post-occupancy phase of the project.

Depending on complexity of the project or if recommended by the consultant, the

requirement for an independent CxAg hired by the mechanical contractor can be
included in the mechanical specifications for Option 2 to conduct the commissioning
process. Prior consultation is required with BC Housing and Owner. Refer to Article 5.1.1.
Consultant and Contractor Commissioning Responsibilities under Mechanical, HVAC,
and Plumbing Systems Commissioning.

The CxP will create the 25% sampling methodology of on-site checks that they will be
completing if an independent CxAg hired by the mechanical contractor. Otherwise, the
CxP will complete 100% on-site checks. The construction contract documents shall
clearly state who will perform the on-site checks.

.A Required Commissioning Activities:

The typical commissioning activities involved in this option will include:

BC Housing Building Commissioning Guidelines /// March 2019

Section 5: Commissioning Requirements 16

REQUIRED COMMISSIONING ACTIVITIES: OPTION 2

Independent Commissioning (hired by Owner)

1. Assist Owner to develop Owner’s Project Requirements

2. Review Basis of Design

3. Develop and implement a Cx plan

4. Confirm Cx requirements/activities (including system test procedures, contractor’s commissioning

responsibility, training, etc.) into the construction documents

5. Perform and document static verification and witness manufacturer’s start up, as required

6. Perform and document functional performance testing

7. Prepare and update issue logs

8. Review O&M manual, summarize equipment warranties, and maintenance schedule

9. Facilitate training to Operator

10. Provide final Cx report

11. Provide warranty walkthrough

.B Systems to be commissioned:

.1 The CxP is to be involved in the commissioning of the following systems in this

option:

• HVAC&R and their tie in to life safety systems;

• Electrical systems as related to life safety; this is not duplication of ULC S537
“Verification of fire alarm systems”, but involves witnessing life safety tests of
key devices (such as smoke control and smoke venting equipment including fan
and dampers, hold-open device/electro-magnetic locks, fire-pumps, etc.);

• Other building elements as related to life safety (i.e. generators, etc.);

• Domestic water systems;

• Building automation/control systems;

• On-site renewable energy systems (if applicable)

.2 The CxP will be required to participate in CAN/ULC S1001 Integrated Systems

Testing of Fire Protection and Life Safety Systems. Integrated Systems Testing is
to be performed and documented by the general contractor and coordinated and
reviewed by the architect.

BC Housing Building Commissioning Guidelines /// March 2019

 Section 5: Commissioning Requirements 17

Alder Gardens. 1134 Burrard.

36 units – 4 storey wood frame apartment with one level 141 units 13 storey apartment
underground parking. Solar Domestic Hot Water Heating Fan coil units

.C Commissioning Management:

The CxP is to lead the commissioning process, and chair commissioning meetings
with the owner, consultant, general contractor and trades. As a guideline, at
construction stage, it is anticipated that the following would be required during the
final 4 to 6 months of construction:

• Meetings every other week for 3-4 months; and

• Weekly meetings for the final 1-2 months of construction.

.3 Option 3 – Independent Mechanical Commissioning, 3-6 Storey or Medium

Complexity Project (hired by Owner)

For projects where there is no rezoning or funding partner’s commissioning requirement,

if the building is 3-6 storeys or it is deemed as having reduced complexity, there will be
an independent mechanical CxP hired by the Owner or BC Housing.

If more value is found in Option 2 than Option 3, Option 2 can be chosen depending on
the complexity of the building subject to the Owner’s discretion.

100% checks of mechanical equipment are to be completed by the Mechanical CxP hired
by the Owner, unless there is an independent mechanical commissioning agency under
mechanical contractor’s scope as per the contract documents. Otherwise, CxP will create
the 25% sampling methodology of on-site checks that they will be completing.

The Mechanical CxP’s involvement will begin at the construction stage. The CxP will
create the Cx Plan outlining the scope of commissioning activities at construction phase,

BC Housing Building Commissioning Guidelines /// March 2019

 Section 5: Commissioning Requirements 18

along with responsibilities, schedules and procedures and distribute the plan to Owner
and commissioning team before the commissioning process starts at site.

.A Required Commissioning Activities:

The activities are summarized below.

REQUIRED COMMISSIONING ACTIVITIES: OPTION 3

Independent Mechanical Commissioning (Hired By Owner)
1. Develop Cx Plan, pre-functional checklists and system test procedures

2. Perform and document static verification and witness equipment start up, as required

3. Perform and document functional performance testing

4. Review O&M manual, summarize equipment warranties and maintenance schedule

5. Facilitate training to Operator

6. Provide final Cx report

7. Provide warranty walkthrough

.B Systems to be commissioned:

.1 The CxP is to be involved in the commissioning of the following systems:

• HVAC&R and their tie in to life safety systems;

• Domestic water systems;

• Building automation/control systems;

• On-site mechanical renewable energy systems (if applicable).

.2 The CxP will be required to participate in CAN/ULC S1001 Integrated Systems

Testing of Fire Protection and Life Safety Systems. Integrated Systems Testing is
to be performed and documented by the general contractor and coordinated and
reviewed by the architect.   

.C Commissioning Management:

.1 The CxP is to lead the mechanical commissioning process,

and chair commissioning meetings with the Owner,
consultant, general contractor and trades. As a guideline,
it is anticipated that the following would be required
during the final 4 months of construction:
• 4 to 8 meetings

.2 At a minimum the commissioning process shall be

divided into five distinct phases (either hired by Owner or
mechanical contractor) as follows:

Ruth and Naomi’s Mission

Family Center: Electrical
Overload
BC Housing Building Commissioning Guidelines /// March 2019
Section 5: Commissioning Requirements 19

Phase 1 – Static Verification

The CxP shall check that specific equipment or system is ready for starting, that all
tests and certificates have been completed and all equipment have been verified by the
mechanical contractor and is ready to operate, including all wiring and controls. The CxP
shall issue pre-functional checklists and commissioning tracking checklists for the team.
The Issue logs shall be documented, discussed and monitored throughout Cx process.
100% checks of mechanical equipment are to be completed by the mechanical CxP hired
by the Owner if the construction contract did not specify an independent mechanical
commissioning agency under the mechanical contractor’s scope.

1005 Station Street,

Vancouver.
80 units –
6 storey building
Mechanical room

Phase 2 – Witness Equipment Start Up

The CxP shall witness start-up and check-out operation, calibration, testing and adjusting
of all equipment and systems performed by the contractor or manufacturer and shall
certify the operations as complete. This also includes all air and water balancing performed
by an independent TAB agency. All deficiencies shall be recorded and reviewed with
the commissioning team (that consists mechanical consultant, general contractor,
mechanical contractor, contractor’s mechanical Cx agency, if any and Owner hired CxP)
and shall be corrected and verified prior to proceeding further.

Phase 3 – Functional Performance Testing

The CxP shall create the functional testing checklists, perform functional tests, submit all
test certificates and the Commissioning Completion Certificate at the time of requesting
commencement of the verification process. The CxP shall draw up a schedule for the
verification inspection by the consultant. The schedule shall list all equipment and
systems and the estimated time required for verifying the operation of each item. This
phase includes reviewing the project record drawings for accuracy and completeness,
reviewing the O&M manuals, equipment warranty and maintenance schedules, and
submitting all testing/start-up reports and certificates/approvals from the authorities
having jurisdiction. When all required documents and certificates are complete, and all

BC Housing Building Commissioning Guidelines /// March 2019

 Section 5: Commissioning Requirements 20

equipment and systems are in full and satisfactory operation, the substantial completion
may be declared by the consultant. All this stage, all issues documented in the Issues
Log shall be resolved.

Phase 4 – Operation & Maintenance Manual Review, Demonstration, and

Training

The CxP shall review mechanical O&M manuals and prepare a warranty summary
list and maintenance schedule for BC Housing. The CxP shall prepare a schedule for
the demonstration and instructional process, and a training agenda which shall be
coordinated with contractor and reviewed and by the commissioning team and the
Owner prior to implementation. The operation and maintenance requirements of all
equipment and systems shall be demonstrated and explained in detail to the Owner’s
operating personnel.

The controls contractor shall provide a separate demonstration/ training for controls
and sequences of operation. On completion of the demonstration and instructional
process, the CxP shall obtain a signed statement of satisfaction from the building Owner
and/or their operating personnel.

Phase 5 – Post-Substantial Performance Follow-up and Verification of Systems

Operations

The CxP shall allow for a minimum of two separate site visits, scheduled for approximately
five months and 10 months after the date of substantial completion, for general trouble-
shooting, seasonal testing (if scheduled) and verifying the operation and maintenance of
all equipment and systems. These site visits are over and above normal trouble-shooting
and warranty call-backs that may require CxP’s coordinate with the contractor and
consultant team to perform. Following each site inspection and reviewing Operator’s
Issue Log document, the CxP shall submit a detailed report to the consultant and
the Owner outlining his findings, any problems encountered with the operation and
maintenance of equipment and systems and any required repair work or correctional
action. When all issues are resolved, the CxP shall prepare the final Cx report to the
Owner and Cx team.

Option 4 – Independent Mechanical Commissioning, 1-2 storey or Low Complexity

Project (hired by Mechanical Contractor)

For projects where there is no rezoning or funding

partner’s commissioning requirement, if the building is 1-2
storeys and it is deemed as having reduced complexity,
there will be a requirement for the mechanical contractor
to hire an independent mechanical commissioning agency.

These requirements need to be clearly outlined in the

construction specifications prepared by the mechanical
consultant.

The commissioning process shall start at the construction

stage. Note that a testing and balancing report does not
satisfy the scope of the mechanical commissioning agency;
Eden Gardens. 130 bed licensed care – 2 storey wood frame while it can be the same agency performing the work,

BC Housing Building Commissioning Guidelines /// March 2019

Section 5: Commissioning Requirements 21

there needs to be a separate mechanical commissioning report at the end of Cx process.

The requirements for the contractor-hired Mechanical CxAg is to be included in the

mechanical specifications.

.A Required Commissioning Activities:

REQUIRED COMMISSIONING ACTIVITIES: OPTION 4

Independent Mechanical Commissioning
(Hired By Mechanical Contractor)
1. Perform and document static verification and start up

2. Perform and document functional performance testing

3. Review O&M documentation

4. Provide training to Operator

5. Provide final Cx report

.B Systems to be commissioned:

.1 The CxAg hired by the mechanical contractor is to be involved in the

commissioning of the following systems:

• HVAC&R and their tie in to life safety systems;

• Domestic water systems;

• Building automation/control systems; and

• On-site mechanical renewable energy systems (if applicable).

.2 In coordination with the project architect, the general contractor will be required
to perform in CAN/ULC S1001 Integrated Systems Testing of Fire Protection and
Life Safety Systems and document in a report. The report shall be submitted at
the substantial completion.   

.3 Building Renewals and Retrofit Projects

Depending on the size, scope, type and complexity of building renewal and retrofit
projects, the project team shall choose the commissioning approach and option as
described in the preceding sections.

The systems to be commissioned will depend on the scope of the project and how the
other building systems are integrated with the upgrade. For an example, the scope of
an HVAC upgrade in a renovation/capital improvements project will require not only
the commissioning of HVAC and control systems but also their tie in to the life safety
systems.

The CxP hired by the Owner/BC Housing will be required to participate in CAN/
Brookland Court. 78 units –
ULC S1001 Integrated Systems Testing of Fire Protection and Life Safety Systems.
7 storey senior development.
Integrated Systems Testing is to be performed and documented by the general
Building envelope retrofit.
contractor and coordinated and reviewed by the consultant involved in the project.

BC Housing Building Commissioning Guidelines /// March 2019

Section 6: Re-commissioning 22

6 Re-commissioning Successful commissioning should result in a building

that will meet the performance targets as per the OPR
and design intent. However, over time, the building
or systems will require maintenance and efforts
to maintain optimum performance. The processes
undertaken as part of commissioning should be
repeated, which is known as re-commissioning.
Recommissioning identifies and addresses system
inefficiencies that can cause the building Owner/
Operator to incur high operating and maintenance
costs, as well as premature replacement costs.

Recommissioning is normally done every three to five

years depending on ongoing commissioning rigor, or
whenever the building experiences a significant change.
Another essential aspect of the recommissioning
process is providing training to Operator maintenance
personnel and service contractors.

The Owner is to determine the system(s) to be included

in the re-commissioning process, and define whether
Alexander Street. 139 units – 7 storey the focus is on improving building comfort, operation &
Mechanical recommissioning maintenance, energy savings, or other.

REQUIRED COMMISSIONING ACTIVITIES:

Independent Re-Commissioning (hired by Owner)
1. Develop a re-commissioning plan

2. Develop/update owner’s operating requirements

3. Create a diagnostic monitoring and functional testing plan

4. Develop a master list of findings which includes details on the findings, recommendation, and listing of benefit (with
quantification of savings and costs if required by owner)

5. Provide an assessment report

6. Lead/participate in implementation (if required by owner, otherwise this is led by owner)

7. Provide a hand-over report, based on the assessment report

8. Update building documentation

9. Follow up meetings with owner to review re-commissioned systems and ensure persistence

BC Housing Building Commissioning Guidelines /// March 2019

Section 6: Re-commissioning 23

.1 COMMISSIONING MANAGEMENT:
Several factors affect how recommissioning may be executed, including the condition of the
building, size and complexity, scope and budget of the project, and availability of the resources
and expertise. A well-planned and executed recommissioning project generally occurs in four
phases: Planning, Assessment, Implementation, and Hand-over.

.1 Planning: To develop a recommissioning plan, the consultant or recommissioning provider

(RCxP) conducts an on-site visit, talks with O&M personnel, and reviews current operating
conditions, existing as-built documents, any other related documents and Operational Issues
Log. After gaining a clear understanding of project goals, the consultant or RCxP identifies
the re-commissioning requirements and opportunities for operational improvements in the
building.

.2 Assessment: The consultant or RCxP assesses how and why building systems are currently
operated and maintained to identify issues and potential improvements; and select the most
cost-effective improvements for implementation. The consultant will produce an assessment
report for the Owner, describing the specific findings and identifying potential costs and
savings, outlining the recommissioning processes and procedures to be undertaken, a schedule
of activities, identifying RCx team and their roles, and creating a budget for this scope. These
findings identify not only the payback period, but also associated non-energy benefits such as
increased comfort, system’s reliability, etc.

.3 Implementation: In this phase, the selected recommissioning measures and recommendations

(i.e. scope, schedule, budget, cost/benefit analysis, etc.) from the assessment report are
approved by the Owner/Operator and implemented. Implementation can be carried out by the
consultant, RCxP, Owner, maintenance personnel, and individual contractor and their trades.

.4 Hand-Over: After a successful recommissioning, the consultant or RCxP produces a final report
documenting the process and its findings, conducts O&M personnel training, and holds a project
hand-over meeting with the Owner/Operator.

First Place Alexander Street

129 units – 11 storey building. 139 units – 7 storey. Solar System Recommissioning
Mechanical re-commissioning – Control Systems
BC Housing Building Commissioning Guidelines /// March 2019
Section 6: Re-commissioning 24

1249 Howe St.

Air-to-Water Heat Pump Chiller ATHP-1 – Airstack ASP 060X-H (2-Modules)

1249 Howe St. 1249 Howe St.

Two Pre-heating Storage Tanks Added Water-to-Water Heat Pump WHP-1
Upstream of High Zone DHW Tanks

BC Housing Building Commissioning Guidelines /// March 2019

Section 7: Guidelines and Standards Referenced 25

7 Guidelines and Standards Referenced

Guidelines and/or standards to be used for further information and guidance:

1. ASHRAE Guideline 0 – The Commissioning Process

2. ASHRAE Standard 202 – The Commissioning Process for Buildings and Systems

3. CSA Z320- Building Commissioning Standard

4. CAN/ULC S1001 Standard for Integrated Systems Testing of Fire Protection and Life Safety Systems

5. Canmet Energy Recommissioning Guide for Building Owners and Managers

6. The Building Commissioning Association (BCxA)

7. BC Housing Design Guidelines and Construction Standards, latest version

Depending on project region or partner organization, other requirements may need to be fulfilled:

•• City of Vancouver – Green Building Policy for Rezoning – Process and Requirements

•• CSA Z8001 in case of health authority being a funding partner

BC Housing Building Commissioning Guidelines /// March 2019

Appendix A: Commissioning Reports Requirements and Templates 26

Appendix A: Commissioning Reports Requirements

and Templates
The following lists provide an overview of the key items that should be included in each document template.

.1 OWNER’S PROJECT REQUIREMENTS (OPR)

The OPR provides an explanation of the ideas, concepts and criteria that are considered to be very
important to the Owner, coming out of the programming and conceptual design phases and which
are desired to be tracked throughout design and construction. The OPR does not list items that
are already required by code or authorities having jurisdiction. This is a live document and shall be
updated throughout the project.

The OPR is developed by the owner, in consultation with the project development team and CxP, (if
hired) at conceptual or schematic design phase. The following items shall be included in the OPR at a
minimum:

OWNER’S PROJECT REQUIREMENTS

A. Project General Information

A. Project Name & Location

B. Client Type
C. Building Type (number of storey)
D. Total Number of Units & Unit Mix Total: Unit Mix:
E. Type of construction (wood frame, concrete, modular,
etc.)
F. Site Conditions (any site limitations or constraints)
1. Site Related Issues (site due diligence reports)
2. Municipal Permits
3. Neighborhood Concerns
D. Project Budget
E. Project Schedule
F. Project Team Project Owner: Funding Partners:
Design Team: Construction Team (if hired)
Commissioning Provider:
G. Other

BC Housing Building Commissioning Guidelines /// March 2019

Appendix A: Commissioning Reports Requirements and Templates 27

B. BC Housing Involvement

A. BC Housing Consultants’ Involvement Cost Consultant: Project Technical

Consultant:
Commissioning Provider: Mechanical Peer Review:
B. BC Housing Plan Review Milestones (i.e. Schematic,
DD, 50% CD, 98% CD)
C. Form of Construction Contract
D. Other

C. Design Objectives & Building Performance

PERFORMANCE CRITERIA DESCRIPTION RESPONSIBLE PARTY/

STATUS OF INPUT
A. Compliance with BC Housing Design Guidelines and
Construction Standards
B. Compliance with other BC Housing Design Guidelines
(such as Shelter Guidelines, etc.)
C. Accessibility & Adaptability (% of units)
D. Energy Performance and Sustainability
1. Minimum energy performance target (Step Code
Target)
2. Minimum construction waste management target
3. Minimum GHG reduction
4. Energy efficient products & incentives
5. Metering and reporting
6. Water efficiency
7. Any sustainability certifications (i.e. passive house, etc.)
E. Mechanical systems overview
1. Fire suppression
2. Plumbing
3. HVAC and controls (including minimum ventilation
requirements, thermal comfort inside units, desired
temp/ ventilation parameters, i.e. 20C +/- 1C for
heating, ventilation per ASHRAE 62.1 or defined L/S per
m2 if exceeding standard)
4. Resiliency & Climate Adaptation (i.e. overheating, etc.)
5. Redundancy in equipment design
6. Regional availability, system reliability and service
requirements

BC Housing Building Commissioning Guidelines /// March 2019

Appendix A: Commissioning Reports Requirements and Templates 28

F. Electrical systems overview

1. Fire Alarm System
2. Access control (building entry, individual suites and
common areas)
3. Requirements in audio/visual devices
4. Data and Communication Systems
5. Regional availability, system reliability and service
requirements
G. Building envelope systems
1. Thermal bridging and air tightness
2. Fenestration product performance
3. Passive strategies
4. RCABC warranty
5. Regional availability, system reliability and service
requirements
H. Elevator
1. Regional availability, system reliability and service
requirements
I. Other building systems (i.e. generator, UPS etc.)
J. Tenant’s individual control within units
K. Building Safety & Security
1. 24/7 facility reliability, if any
2. Enhanced Fire alarm Systems (smoke detector & smoke
alarm in each unit)
3. Enhanced camera locations
L. Acoustic consideration
M. Quality assurance and Compliance
1. 3rd party energy modelling
2. Air-tightness testing
3. Other 3rd party quality requirements as per BC
Housing Design Guidelines (such as RCABC warranty,
fenestration testing, etc.)
4. Owner/BC Housing hired 3rd party CxP
5. Warranty requirements
6. O&M, Maintenance schedule, Maintenance and Renewal
Plan
7. Training/Owner’s Demonstration

BC Housing Building Commissioning Guidelines /// March 2019

Appendix A: Commissioning Reports Requirements and Templates 29

N. Maintenance Requirements (i.e. any requirements for

access panels, any desired equipment such as direct drive
to reduce belt maintenance, other)
O. Other

D. Project Commissioning Activities

COMMISSIONING ACTIVITIES DESCRIPTION RESPONSIBLE PARTY/

STATUS OF INPUT
A. Level of rigor desired for BC Housing CxP as outlined
in this document based on Options (Option 1 , 2 , 3 or 4)
B. Systems to be commissioned (i.e. mechanical,
electrical, elevator, building envelope, other architectural
systems, integrated system testing, other)
C. Design teams’ responsibility
D. Contractor’s responsibility
E. Any independent CxAg under contractor to be
considered
F. BC Housing’s independent CxP involvement
.1

.2 BASIS OF DESIGN (BOD)

BOD is a narrative and technical documentation prepared by the design team along with design
submissions to explain how the OPR is met by the proposed design and how the commissioning
activities will be applied in the project. This document will also describe what systems to be
commissioned and the roles of contractor’s and Owner’s hired 3rd party CxP.

BOD shall be submitted by the design team at no later than schematic design phase. In some cases,
the OPR may need to be updated to comply with the BOD if the design team identifies approaches
that better satisfy the Owner’s needs.

The following items shall be included in the BOD at a minimum:

• Project description and overview of systems

• How OPR are being met

• Systems are to be commissioned

• 3rd party commissioning activities

• Contractor’s responsibility and Owner’s hired CxP’s involvement

• Statement of building operational modes

• Primary design assumptions:

• Style of building use
• Redundancy

BC Housing Building Commissioning Guidelines /// March 2019

Appendix A: Commissioning Reports Requirements and Templates 30

• Diversity
• Occupancy
• Climatic design considerations
• Space environmental conditions

• Performance criteria and BC Housing Design Guidelines and Construction Requirements

• Governing codes & standards; and

• Narrative description.

.3 COMMISSIONING PLAN (CX PLAN)

The Commissioning Plan establishes the framework for how commissioning will be implemented and
managed on a project. This includes a discussion of the commissioning process, schedule, team and
team member responsibilities, communication structures and a general description of the systems to
be commissioned.

The preliminary version of the Plan shall be developed by the CxP at the pre-design phase for
commissioning Option 1, 2 and at the beginning of construction start for Option 3 as outlined above.
During the design phase, the Cx Plan is updated and incorporated into the construction contract
documents. It should be considered as a live document and updated on an ongoing basis to reflect
changes to the BOD.

In Option 3, where CxP is retained at the start of construction, the Cx Plan will be created based on
the Issued- for- Construction (IFC) document and commissioning scope of the project, and distributed
to the commissioning team.

The following items shall be included in the Cx Plan at a minimum:

COMMISSIONING PLAN (CX PLAN)

Description Purpose/Detail Outlines/General Summary

General Project Project description, location, client type, number of units, building type (number
Information of storey), type of construction (wood frame, concrete, modular, etc.), summary of
functional spaces and overall building service life expectancy

Design Objectives and BC Housing design guidelines and construction standards compliance, energy and
Performance Targets sustainability performance targets, and design objectives

Building Systems Overview of the major systems i.e. mechanical, electrical, building envelope, elevator
Overview where applicable. and building integration system

Commissioning Scope Building type and BC Housing commissioning requirements, systems to be

commissioned, commissioning scope, design teams’ responsibility, contractor’s
responsibility as per contract documents and Owner’s hired 3rd party commissioning
activities for the project

Team Contacts Team’s contact, roles and responsivities, Refer to Appendix B

BC Housing Building Commissioning Guidelines /// March 2019

Appendix A: Commissioning Reports Requirements and Templates 31

Communication Plan & Methods of communications and coordination throughout the project
Protocols

Commissioning Summary of commissioning processes and activities, OPR and BOD review, static
Process verifications and start up checks by the contractor and Owner’s hired CxP (Option
1, 2 and 3), submission requirements, verifying and reviewing system performance
process, issue resolution process, training process, one -year warranty review process,
etc.

Commissioning Pre-functional checklists and system test procedures, documentation of static

Documentation verification, functional performance test procedures and checklists, verifying
and reviewing system performance document/issue log, Owner’s training, letter
confirming O&M review completion, summary document of equipment warranties and
maintenance schedule, deficiency reports, final Cx report, one-year warranty review
report, etc.

Commissioning Specific sequences of events and relative timeframes, dates and durations for
Schedule commissioning, overall project completion date and one- year warranty milestone

.4 COMMISSIONING REPORT
.1 Commissioning Report (Cx Report)
The Commissioning Report shall include information on how all of the above (i.e. OPR, BOD,
Cx plan) transpired, in addition to including Issues Log, commissioning document checklist,
submittals, a general description of testing and verification methods, O&M manuals, M&R plans,
and warranty information.

Cx report is typically issued as a draft, then captured any issues on installation, pre-functional
testing, functional testing, and a final report after all seasonal testing and warranty review is
complete.

The following items shall be included in the Cx report at a minimum:

COMMISSIONING REPORT (CX REPORT)

Description Purpose/Detail Outlines/General Summary

Participants Primary commissioning participants; Owner’s representatives, design team,
construction team and CxP
Summary of Commissioning Scope of commissioning, commissioning systems overview (including all
Process and Overview equipment), commissioning process, static verifications and start up checks
by the contractor, and Owner’s hired CxP (Option 1, 2 and 3), submission
requirements, verifying and reviewing system performance process, process
of evaluation (inspection, testing, deficiencies and defects, and resolutions),
training, O&M and one -year warranty review process
Design Review Log and Both for design and construction phase submittals as per commissioning scope
Submittal Lists and construction contract documents, receipt status and outstanding items
List of systems commissioned Systems commissioned, equipment specific summaries (installation,
performance, testing reports, issue summary)

BC Housing Building Commissioning Guidelines /// March 2019

Section Title 32

Installation checklists List of equipment installation and start-up test

Functional performance Pre-functional checklists completion status and functional testing checklists
checklists

Issue logs All issues in a tabular format itemized by equipment and overall functional
performance; highlighting unresolved issues and outstanding actions
Description of estimated Specific sequences of events and relative timeframes, dates and durations for
schedule and deferred testing testing and deferred testing, commissioning completion date including seasonal
testing and one-year warranty milestone

Owner’s Training Compiled equipment and system training list, parties involved in training, any
video-demonstration required as per construction contract documents or as
per Owner and estimated training dates and seasonal testing schedule
Final Cx report Estimated date of submission
Appendix: Cx Plan

For further reference and templates, refer to Building Commissioning Association (BCxA) templates
section 2.3.6 https://www.bcxa.org/knowledge-center/best-practices/cx-application-tools/#item-16 .

.2 Commissioning Meeting Minutes

Commissioning meeting minutes should be prepared regularly to document progress of the
work on commissioned building systems. These minutes will address issues on site, installation,
pre-functional testing, functional testing, or any integration. capture Issues Logs are to be
discussed with design and construction team and clarification of performance expectations.

The following items shall be included in the commissioning meeting minutes at a minimum:
• Attendance;
• Topic of discussion;
• Summary description of discussed topic;
• Ongoing updates to discussed topic (until closed out and deleted from future minutes);
• Responsible parties or action items for each discussed topic;
• New business / topic; and
• Indication of next meeting time and date.

.5 COMMISSIONING PROVIDER ISSUES LOG

Issues logs are a formal and ongoing record of problems or concerns—and their resolution—that have
been raised by members of the commissioning team during the course of the commissioning process.
Issues logs should be included in commissioning reports because, along with construction meeting
minutes, design review comments and consultant’s field inspection reports, they explain the thought
sequence and rationale for key decisions in the commissioning process.

The CxP will create the Issues Log format at the beginning of the construction to facilitate the
documenting, tracking and resolution of commissioning related issues and maintain the document
until all issues are resolved. This document shall be distributed to the commissioning team as they
occur.

BC Housing Building Commissioning Guidelines /// March 2019

Appendix A: Commissioning Reports Requirements and Templates 33

Issues logs typically contain at a minimum:

ISSUES LOG

Issue Number Observation Date Detail Observations and Responsible Party Status of Recommendation Response or Final Issue Additional
cause/comments (list 1. Main the Issue with timeframe to Action taken by Review resolved Comments
equipment tag, and zone) 2. Other resolve the issue Contractor, Design by CxP date
Coordination team, CxP or Owner

BC Housing Commissioning Guidelines /// March 2019

Appendix A: Commissioning Reports Requirements and Templates 34

.6 PRE-FUNCTIONAL AND FUNCTIONAL CHECKLISTS

Please refer to the BCxA template section 2.6.1 to 2.12.4 for more detailed pre-functional and
functional checklists. https://www.bcxa.org/knowledge-center/best-practices/cx-application-
tools/#item-35

.1 Pre-functional Checklists
Pre-functional checklist is a list of items to inspect elementary component tests to conduct and
verify proper installation of equipment. Pre-functional checklists are primarily static inspections
and procedures to prepare the equipment or system for initial operation. Pre-functional checklists
augment and are combined with Manufacturer’s Equipment Start-up Checklist.

This checklist shall be created by the CxP with responsible party and distributed to the contractor.
Most checklists contain items for several sub-trades. The contractor shall ensure that checklist
items by their sub-trades are completed and checked off.

At a minimum, pre-functional checklists should include:

• Make/model of equipment;

• Equipment installed matches shop drawings;

• Installation is per the shop drawings or installation & operation manual;

• Equipment is clean and no visible damage;

• Piping, valving, ducting, wiring, controls complete;

• Freedom of rotation (if applicable);

• Start-up complete by manufacturer’s representative (if applicable), and start-up report

received;

• Overloads and protective devices set;

• Other safeties operational;

• Motor rotation checked;

• Voltage, amperage checked by electrician; and

• Noise, vibration acceptable limit.

The CxP has the flexibility to customize the checklist and a sample is included below. CxP
checklists are to be submitted in their commissioning plan for review by the team.

BC Housing Building Commissioning Guidelines /// March 2019

Appendix A: Commissioning Reports Requirements and Templates 35

SAMPLE PRE-FUNCTIONAL CHECKLISTS

ITEM CH-1 CH-2 COMMENTS

INSTALLATION CHECKS      

Make ABC  
Model DEFG  
Correct unit installed √ √  
Mounting/support system/vibration isolation √ √  
Seismic restraints √ √  
Maintenance clearance and access panels √ √  
Heat exchanger √ √  
Local valving/piping correct √ √ *unit was originally piped wrong, fixed
Chemical cleaning & treatment complete √ √  
Insulation/ lagging √ √  
Refrigerant relief valve n/a n/a  
Temperature and pressure gauges √ √  
Flow switches - safety interlocks int int  
Temperature sensors - safety interlocks int int  
Control / diagnostic / programmable module √ √  

DDC Interfaces with specified points e.g. chilled water setpoint and demand
√ √  
limiter analogue inputs, and % load, run status and alarm outputs

Electrical wiring complete √ √  

Overload protection (sized correctly) √ √
Disconnect switch √ √  
Control system - point to point checks complete √ √* *not communicating
       
BC Housing Commissioning Guidelines /// March 2019
Appendix A: Commissioning Reports Requirements and Templates 36

OPERATIONAL CHECKS      

Start-up by Manufacturer’s rep. √ √  

Start condenser water system √ √  
Start chilled water system to create load √ √  

√ blending √ blending
Start hydronic system to create load buffer tanks buffer tanks  
to create load to create load

√4 √4
Modulation through specified range compressors compressors  
observed observed
flow switch flow switch
Safety interlocks  
checked checked
       
Installation Checks by:   Date:
Operational Checks by:   Date:

.2 Commissioning Tracking Checklist

The CxP should be reviewing manufacturer’s start-up documentation and performing their own independent checks.

The CxP will compile an equipment tracking checklist for the various equipment that have been taken place of the manufacturer’s
recommended start-up procedures or report.

A sample of commissioning tracking checklist is below:

BC Housing Commissioning Guidelines /// March 2019

Appendix A: Commissioning Reports Requirements and Templates 37

SAMPLE COMMISSIONING TRACKING CHECKLIST

Tag / Name Equipment Service Installed Piping Duct / Electrical Controls System System Clean Pre- TAB Start-up Start-up Functional
Complete Vent Complete Complete Clean Ventilation functional Document- Document- Testing
Complete (End-to- Hydronic Checks ation Type ation
End) / Water Complete Received
Name of
Responsible
Parties
Contractor Control Contractors Sub-trades / 3rd Party
Trades Contractor / Agency
3rd party CxAg
MFG Start-
AHU-1 Main Ventilation yes no no no no no no no no no no
up Report
VFD Start-
EF-1 Bathroom Exhaust yes n/a no no no yes no yes yes no
up Report
Domestic Hot Start-up
P-1 yes yes n/a no no yes no yes yes yes
Water Reports

Hydronic Heating VFD Start-

P-2 yes yes n/a no no yes no yes yes no
Water up Report

Domestic Hot
DHWT-1 yes yes yes yes yes yes yes yes n/a None n/a n/a
Water
Backflow
Domestic Backflow
BFP-1 yes yes n/a n/a n/a yes n/a yes n/a Inspection yes n/a
Preventer
Repor

Electrical Room Start-up

AC-1 yes yes yes yes yes n/a yes yes yes yes yes
Cooling Fan Coil Reports

Electrical Room Start-up

CU-1 yes yes n/a yes yes n/a yes yes n/a yes yes
Cooling Condense Reports

Heat Pump in
HP-1 yes yes yes yes yes yes yes yes yes None n/a yes
Office

BC Housing Commissioning Guidelines /// March 2019

Appendix A: Commissioning Reports Requirements and Templates 38

.3 Functional Checklist
Functional Performance Tests are performed after pre-functional checklists and start-up are
complete and TAB is performed by an independent agency hired by the contractor for a given
system. The CxP requests for test certificates and start-up reports from the contractor. They
perform pre-functional sample checks (100% or representative sample as outlined in Option 2
and 3) and these are prerequisites to pre-functional testing.

For all BC Housing projects, the Owner’s hired CxP shall perform functional tests for Option
1,2 and 3. In Option 4, the contractor-hired mechanical CxP will perform these tests and the
requirements are to be included in the specifications by the mechanical consultant.

All testing records, diagnostic monitoring results, identified deficiencies, recommendations of

functional performance testing shall be documented in the Cx reports and Issue Logs report and
distributed to the commissioning team for any further action to be taken to resolve the issue.

The CxP can customize this checklist but at minimum, it must include the following:

• Confirmation that pre-functional checks have been completed

• For each system/equipment, it should include its:

• Associated equipment (if applicable);

• Test procedure that aligns with the sequence of operation (Ie. Pumps lead/lag, flow rate
controls, boiler staging, etc.);

• Sequence of Operations per final approved control sequence;

• Indication of Pass or Fail for each line item on the sequence of operation (if failed,
indication of whether there is a need to retest during seasonal testing); and

• Test notes (i.e. temperatures observed, issues encountered and rectified, and
supplemental information such as graphic screen shots or trends).

.4 Integrated Systems Testing

Integrated systems test procedures are to be developed by the team. A full understanding is
required of how the systems operate under fire alarm and life safety scenarios. We recommend
as a guide, developing a table summarizing the integration among systems, which can be used
for witnessing and documenting integrated systems tests.

The contractor will perform and document the Integrated System Testing and Owner’s hired
CxP will witness the testing procedure.

A sample table is provided below for Integration among systems:

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Appendix A: Commissioning Reports Requirements and Templates 39

SAMPLE INTEGRATED SYSTEMS TESTING

  Fire Alarm BMS Smoke Control HVAC Lighting Elevators Generator

Fire Alarm Local alarm, Monitors Pressurization Duct   Primary Fire alarm
Stage 1: audible & strobes fire alarm / fans ___ start smoke recall: ___ has battery
trouble, shuts shut down Secondary backup, also on
Fire Alarm Activated after down AHU-1 to of MUA-x recall: __ EM power
Stage 2: _x_ minutes of 4 on fire alarm
stage 1. Otherwise
activated by key
switch.
Wet Sprinkler Monitors flow /           Panel on EM
tamper switches power
Dry Sprinkler Monitors alarm /           Compressor on
trouble EM power
BMS Monitors fire       BMS Control   On Standby
alarm / trouble, of corridor Power
shuts down AHU-1 / exterior
to 4 on fire alarm lighting
Smoke Control Pressurization           Pressurization
fans ___ start fans on EM
power
HVAC             Loads XYZ on
Standby power
Lighting   BMS Control         Emergency
of corridor lighting on EM
/ exterior power
lighting
Elevators Primary recall: ___            
Secondary recall:
__

Door Holders, Release           Panel on EM

mag locks power
Access Control             Panel on EM
power
Intrusion         Corridor   Panel on EM
Detection / Exterior power
lighting
commanded
to FULL
ON upon
intrusion
detection
Fire Shutters Zone ABC fire           Panel on EM
shutter drops power
on local smoke
detector

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Appendix A: Commissioning Reports Requirements and Templates 40

.7 TRAINING REQUIREMENTS
The design team ensures that the needs of the Owner based on their capacity, function, level of
expertise and daily operational requirements captured in OPR are also in harmony with equipment
and system design and addressed earlier in the development process. The CxP shall consult with the
Operation maintenance staff and design team/architect to determine the special needs and areas
where training will be most valuable, and the training rigor desired for each piece of equipment. At
a minimum, a complete demonstration and training of all mechanical and electrical equipment and
systems and bed bug room operation (if exists) shall be included in the contract documents.

The CxP will develop an overall training plan and are responsible for coordinating and approving
the content and adequacy of the training of Operation maintenance personnel for commissioned
equipment. The CxP will create the training agendas, communicate the desired rigor to the contractor,
their sub-trades and vendors who have training responsibilities and ensure the Owner/Operator’s
needs are met and questions are answered. Depending the contract documents, the contractor or
Owner/Operator may require completing the video demonstration of these training sessions.

The contractor shall be responsible for training coordination, scheduling and ultimately for ensuring
that training is completed on all equipment per the specifications and to the Owner’s satisfaction.
The appropriate trade or manufacturer’s representative shall provide the instructions on each major
piece of equipment and must be expert in their knowledge of the equipment and familiar with the
installations for the project, including equipment locations and access requirements. Practical building
operating expertise as well as in-depth knowledge of all modes of operation of the specific piece of
equipment are required. More than one party may be required to execute the training to accomplish a
particular session based on he training agendas (e.g., for a chiller, the chiller vendor provides training
on the chiller and on board controls, the mechanical contractor’s start-up technician or the controls
contractor provides training on the chilled water system).

A separate training session shall be completed on building controls. The controls contractor shall also
attend sessions other than the controls training, as specified, to discuss the interaction of the controls
system as it relates to the equipment being discussed.

The training agenda shall cover the following elements:

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Appendix A: Commissioning Reports Requirements and Templates 41

SAMPLE TRAINING AGENDA

Systems Date Duration Intended Detail Instruction Modes of Operation Any Maintenance Any
and Participants 1. Start up Health Schedule Spare
Time 1. Mandatory 2. Shut-down and Safety Parts
(M) Issues
3. Fire/Smoke
2. Optional (O) Alarm
4.Power Failure
5. If any

1. Mechanical
Air Handling Units
Boilers
Pumps and VFD’s
Split System AC units
Other
2. Plumbing
Grey water system (piping,
valves, pumps, water
treatment)
Domestic water system
(booster pumps)
Domestic water heating
system (heaters, circulation
pumps, mixing valves)
Other
3. Life Safety Systems
Fire Alarm
Fire Suppression

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Appendix A: Commissioning Reports Requirements and Templates 42

SAMPLE TRAINING AGENDA

Systems Date Duration Intended Detail Instruction Modes of Operation Any Maintenance Any
and Participants 1. Start up Health Schedule Spare
Time 1. Mandatory 2. Shut-down and Safety Parts
(M) Issues
3. Fire/Smoke
2. Optional (O) Alarm
4.Power Failure
5. If any

Elevators
Other
4. Electrical
Electrical Distribution
Emergency Generator
Transfer Switches
Lighting Controls
Digital Metering Systems
Other
5. Other Systems

Training Process shall include the following:

.1 The training sessions shall follow the outline in the table of contents of the O&M manual and illustrate whenever possible the use of the
installation, operation and maintenance instruction material included in the O&M manuals and the latest drawing package O&M manuals
for reference.

.2 The training session shall emphasize safe and proper operating requirements, preventative maintenance, special tools needed and spare
parts inventory suggestions (as outlined in O&M). The hands-on training shall include start-up, operation in all modes possible, including
manual, shut-down and any emergency procedures, seasonal changeover, as applicable and preventative maintenance for all pieces of
equipment. BC Housing Commissioning Guidelines /// March 2019
Appendix A: Commissioning Reports Requirements and Templates 43

.3 The mechanical contractor shall fully explain and demonstrate the operation, function and
overrides of any local packaged controls, not controlled by the central control system.

.4 Discussion of relevant health and safety issues and concerns.

.5 Discussion of warranties and guarantees.

.6 Common troubleshooting and maintenance issues, problems and solutions.

.7 Local equipment supplier of parts, subcontractors and reputable and qualified service
companies

.8 Discussion of any peculiarities of equipment installation or operation.

.9 Training shall occur after functional testing and piping and equipment labeling are complete
unless approved otherwise by the Owner/BC Housing.

.8 HANDOVER DOCUMENTATION
.1 Maintenance Schedule
The maintenance schedule and warranty summary should be created and reviewed by the CxP,
and prior to training session, and a draft of this should be prepared.

The following is a sample:

SAMPLE MAINTENANCE SCHEDULE

Equipment Tags Belt / Filter Info Maintenance Schedule Warranty Summary
Drive info
Quarterly Yearly
Pumps P-1 to 10 n/a Sidestream Check strainers, Check 5 year pump impeller
filter model inline filters, mechanical warranty through mfg. ABC
ABC chemical levels seals,
lubrication
Parkade Fans PEF-1 4L310- n/a Check belt tension, Check belt 1 year warranty in defects in
to 5 820006 lubrication, clean tension, material and workmanship
grille lubrication through mfg ABC.
Parkade Fans PEF-5,6 Direct n/a n/a Check for clean 1 year warranty for defects in
Drive grille material through mfg. ABC.
Fan Coil Units FC-1 to Direct MERV-13 20x20 Filter change Inspect coils 2 year warranty in defects in
10 Drive material and workmanship
through mfg ABC.
Other

.2 Operational Issues log

During the warranty period, the CxP reviews with the operational staff the current building
operation and condition of outstanding issues in the Operational Issue Log related to the
original and seasonal commissioning.

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Appendix A: Commissioning Reports Requirements and Templates 44

Operational Issues logs are completed by building Operator/Owner or their operational staff
and provided to the CxP for review.

Any suggestions related to system improvements and changes to the O&M manuals must be
made at these reviews by CxP. The CxP also identifies areas that may come under warranty or
under the original construction contract.

The following is a sample:

SAMPLE OPERATIONAL ISSUES LOG

Issue Observ- Description of Status of Priority Response or Any Final Issue Additional
Number ation Issue or Cause the Issue (less, Action taken recommend- Resolution resolved Comments
Date medium, by Owner’s ations (Reviewed date
high) maintenance provided by CxP and
or Contractor from Design Design
team or CxP team within
warranty
period)

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Appendix B: Commissioning Responsibility And Process 45

Appendix B: Commissioning Responsibility and Process

The table below has been adapted from guideline CSA Z320 – Building Commissioning and shows commissioning
activities that should be undertaken for each project category, as well as a status and participant label for
each specific commissioning activity.

The status (L, P, A) indicates the responsibility that a participant has for a particular commissioning activity.
A participant may lead (L), participate in (P), or approve (A) a commissioning activity. The participants are
listed below:

Status
(L) = Leads
(P) = Participates
(A) = Approves

Participant
Own = Building Owner/BC Housing, Building O&M staff, or another role.
BCH = BC Housing
CxP = Commissioning Provider
Des = Designer
Con = Contractor
Man = Manufacturer
CxAg= Contractor’s commissioning agency

COMMISSIONING PROCESS
PROJECT DEVELOPMENT
PHASES Option 2: Option3: Option4:
7 storey and higher 3-6 storey 1-2 storey
Concept /Schematic Phase
Develop and Document Owner’s Project
Requirements
• Define owner’s project requirement (OPR) (L) BCH/Own L) BCH/Own L) BCH/Own
(P) Des (P) Des (P) Des
• Review owner’s project requirement (OPR) or create (P) CxP, Des (P) CxP, Des n/a
a new, if it does not exists

Select a Owner’s hired commissioning provider (CxP) (L) BCH/Own (L) BCH/Own n/a
Form a commissioning team (L) CxP (L) CxP n/a
(P) BCH/Own, Des, Con, (P) BCH/Own, Des, Con,
Man Man
Develop and implement a commissioning plan

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Appendix B: Commissioning Responsibility And Process 46

COMMISSIONING PROCESS
PROJECT DEVELOPMENT
PHASES Option 2: Option3: Option4:
7 storey and higher 3-6 storey 1-2 storey
• Develop the commissioning responsibilities into… (L) CxP (L) CxP n/a
project scope and schedule (P) BCH/Own, Des, Con, (P) BCH/Own, Des, Con,
Man Man
Review Basis of Design
• Develop basis of design (BOD) (L) Des (L) Des n/a
(P) CxP, Con, Man (P) Con, Man
Acceptance (A) BCH/Own (A) BCH/Own n/a

Design Development/Construction Document

Phase
Hold design phase commissioning kick-off meeting (L) CxP n/a n/a
(P) BCH/Own, Des, Con,
Man
Confirm commissioning requirements/ activities into n/a
the construction documents
• Verify OPR and BOD for completeness and clarity (L) CxP n/a n/a
(P) Des
• Perform commissioning-focused design reviews of (L) Des, CxP n/a n/a
drawings and specs (P) BCH/Own
Develop construction checklist and system test n/a
procedures
• Plan/prepare verification checklists and test (L) CxP n/a n/a
procedures (P) Des, Con, Man,
• Define requirements for O&M manuals, maintenance (L) Des n/a n/a
schedule or close-our documentations (P) BCH/Own, CxP, Con
• Develop commissioning specifications; design (L) CxP n/a n/a
consultant to incorporate into construction (P) Des
Specifications and include operational training
requirements (A) BCH/Own

• Prepare commissioning report (L) CxP n/a n/a

• Update commissioning plan (L) CxP n/a n/a
• Acceptance (A) BCH/Own n/a n/a
Construction
** For Option 2: where
CxP is hired before or
at the beginning of
construction starts**

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Appendix B: Commissioning Responsibility And Process 47

COMMISSIONING PROCESS
PROJECT DEVELOPMENT
PHASES Option 2: Option3: Option4:
7 storey and higher 3-6 storey 1-2 storey
Review commissioning activities into the current
construction documents
• Perform commissioning-focused design reviews of (L) CxP
drawings and specs (P) BCH/Own
Develop construction checklists and system test (L) CxP
procedures (and the activities listed under this- (P) Des, Con, Man,
similar to above) BCH/Own

Hold construction commissioning phase kickoff and (L) CxP (L) CxP n/a
progress meetings (P) BCH/Own, Des, Con, (P) BCH/Own, Des, Con,
Man Man
Perform and document static verification and start
up
• Perform and document static verification (Refer to (L) CxP/Con/ CxAg (L) CxP/Con/ CxAg (L) on/CxAg, Man
5.1.2 – if CxP conducts 100% check or sample check) (P) CxP/Con/CxAg, Man (P) CxP/Con/CxAg, Man
• Witness start-up (L) Con (L) Con (L) on/CxAg, Man
(P) CxP, BCH/Own, Con, (P) CxP, BCH/Own, Man
Man
Perform and document functional performance (L) CxP (L) CxP (L) on/CxAg, Man
testing (P) BCH/Own, Con, Man (P) BCH/Own, Con, Man
Prepare issue logs and coordinate to resolve all (L) CxP (L) CxP (L) on/CxAg, Man
issues resulting from all tests (P) Des, Con (P) Des, Con
• Verify, review, and conduct training (L) CxP (L) CxP (L) on/CxAg, Man
(P) BCH/Own, Des, Con, (P) BCH/Own, Des, Con,
Man Man
Review O&M manuals (L) Des (L) Des (L) Des
(P) BCH/Own, CxP, Con (P) BCH/Own, CxP, Con (P) BCH/Own, Con

Facilitate Training (L) CxP (L) CxP (L)CxAg/Con

(P) BCH/Own, Des, Con, (P) BCH/Own, Des, Con, (P) BCH/Own, Des, Con,
Man Man Man

Acceptance (L) BCH/Own (L) BCH/Own (L) BCH/Own

Occupancy & Operations
Resolve outstanding issues (L) CxP (L) CxP (L) Con/CxAg
(P) BCH/Own, Des, Con, (P) BCH/Own, Des, Con, (P) BCH/Own, Des, Con,
Man Man Man

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Appendix B: Commissioning Responsibility And Process 48

COMMISSIONING PROCESS
PROJECT DEVELOPMENT
PHASES Option 2: Option3: Option4:
7 storey and higher 3-6 storey 1-2 storey
Coordinate to complete the seasonal/deferred (L) CxP (L) CxP n/a
testing and resolve issues resulting from seasonal/ (P) BCH/Own, Con, Man (P) BCH/Own, Con, Man
deferred testing
Complete final commissioning report (L) CxP (L) CxP (L) CxAg
(P) BCH/Own, Des, Con (P) BCH/Own, Des, Con (P) BCH/Own, Des, Con
Acceptance (A) BCH/Own (A) BCH/Own (A) BCH/Own
Warranty Walkthrough (L) Des, CxP (L) Des, CxP (L) Des
(P) BCH/Own,Con, Man (P) BCH/Own,Con, Man (P) BCH/Own,Con, Man

BC Housing Building Commissioning Guidelines /// March 2019