OHSU Master Standards and Specifications 019100

COMMISSIONING

SECTION 019100 – COMMISSIONING

PART 1 - GENERAL

1.1.1.1 DESCRIPTION

PART 2 - Commissioning Definition: Commissioning is a systematic process of ensuring and

documenting that all building systems perform interactively according to the design intent and
the owner’s operational needs. The commissioning process includes documentation,
equipment startup, control system calibration, testing, balancing, performance testing, and
training.

A. Commissioning is intended to achieve the following specific objectives according to the

Contract Documents:
1. Verify that applicable equipment and systems are installed according to the
manufacturer’s recommendations and to industry accepted minimum standards
and that they receive adequate operational checkout by installing contractors.
2. Verify and document proper performance of equipment and systems.
3. Verify that complete O&M documentation is turned over to OHSU Facilities
teams in a formal process.
4. Verify that the OHSU Facilities teams are adequately trained.

B. The commissioning process does not take away from or reduce the responsibility of
the system designers or installing contractors to provide a finished and fully functioning
product.

2.1.1.2 DEFINTIONS

PART 3 - A/E- Architect and Engineering Team

PART 4 - CxA- Commissioning Authority

PART 5 - CC- Controls Contractor

PART 6 - FPC- Fire Protection Contractor

PART 7 - FPT- Functional Performance Test

PART 8 - GC- General Contractor

PART 9 - MEP – Mechanical, Electrical, and Plumbing

PART 10 - O&M- Operation and Maintenance

PART 11 - PFC- Pre-functional Checklist

PART 12 - PM - OHSU Project Manager

PART 13 - SO – OHSU System Owner

PART 14 - TAB- Test and Balance

009100- 1
July 30, 2018
OHSU Master Standards and Specifications 019100
COMMISSIONING

14.1.1.1 COORDINATION

A. Commissioning Team: The members of the commissioning team consist of the

Commissioning Authority (CxA), the owner’s designated Project Manager (PM), OHSU
System Owner (SO), the General Contractor (GC or Contractor), the architect and
design engineers (A/E), the MEP subcontractors, the TAB representative, the Controls
Contractor (CC), any other installing subcontractors or suppliers of equipment.

B. Management: The CxA is hired by the Owner directly. The CxA directs and
coordinates the commissioning activities. All members work together to fulfill their
contracted responsibilities and meet the objectives of the Contract Documents. The
CxA’s responsibilities are the same regardless of who hired the CxA.

C. Scheduling: The CxA will work with the GC according to established protocols to
schedule the commissioning activities. The CxA will provide sufficient notice to the PM
and GC for scheduling commissioning activities. The GC will integrate all
commissioning activities into the master schedule. All parties will address scheduling
on an ongoing basis and make necessary notifications in a timely manner in order to
expedite the commissioning process.

14.1.1.2 COMMISSIONING PROCESS

PART 15 - Commissioning Process: The following narrative provides a brief overview of the
typical commissioning tasks during construction and the general order in which they occur.
1. Commissioning during construction begins with a scoping meeting conducted by
the CxA where the commissioning process is reviewed with the commissioning
team members.
2. Additional meetings will be required throughout construction, scheduled by the
CxA with necessary parties attending, to plan, scope, coordinate, schedule future
activities and resolve problems.
3. Equipment documentation is submitted to the CxA during normal submittals,
including detailed start-up procedures.
4. The CxA works with the Subs to develop startup plans and startup
documentation formats, which may include providing the Subs with prefunctional
checklists to be completed during the startup process.
5. In general, the checkout and performance verification proceeds from simple to
complex; from component level to equipment to systems and intersystem levels
with prefunctional checklists being completed before functional testing.
6. The Subs, under their own direction, execute and document the prefunctional
checklists and perform startup and initial checkout. The CxA documents that the
checklists and startup were completed according to approved plans, and may
witness startup of selected systems and equipment.
7. The CxA develops specific equipment and system functional testing procedures.
The Subs review the procedures.
8. The procedures are executed and documented by the CxA, with the assistance
of the Subs as necessary.
9. Items of non-compliance in material, installation, programming, calibration, start-
up or setup are corrected at the Sub’s expense and the system retested.
10. The CxA reviews O&M’s for all commissioned systems for completeness.
11. The CxA reviews and approves training plans/agenda for training provided by the
Subs (for commissioned equipment), and verifies that training was completed as
per the contract documents.
12. The CxA issues report of commissioning process and results.

009100- 2
July 30, 2018
OHSU Master Standards and Specifications 019100
COMMISSIONING

13. The CxA performs a Near-Warranty End or Post Occupancy Review

approximately 6 and 11 months into the 12-month warranty period.

15.1.1.2 RELATED WORK

PART 16 - Specific commissioning requirements are given in the following sections of these
specifications. All of the following sections apply to the Work of this section.
1. 21 08 00 – Fire Suppression Systems Commissioning Requirements
2. 22 08 00 – Plumbing System Commissioning Requirements
3. 23 08 00 – HVAC Systems Commissioning Requirements
4. 26 08 00 - Electrical Systems Commissioning Requirements
5. 27 08 00 - Communication System Commissioning Requirements

16.1.1.2 RESPONSIBILITIES

PART 17 - The responsibilities of various parties in the commissioning process are provided in
this section. It is noted that the services for the Commissioning Authority, Project Manager,
Construction Manager, Architect, and HVAC mechanical and electrical designers/engineers are
not provided for in this contract. That is, the Contractor is not responsible for providing their
services. Their responsibilities are listed here to clarify the commissioning process.

PART 18 - All Parties

1. Follow the Commissioning Plan and Cx Specification requirements.
2. Attend commissioning meetings, as necessary.

PART 19 - Architect
1. Attend the commissioning scoping meeting and selected commissioning team
meetings.
2. Perform normal submittal review, construction observation, as-built drawing
preparation, O&M manual preparation, etc., as contracted.
3. Provide any design narrative documentation requested by the CxA.
4. Coordinate resolution of system deficiencies identified during commissioning,
according to the contract documents.
5. Prepare and submit final as-built design intent documentation for inclusion in the
O&M manuals. Review and approve the O&M manuals.
6. Coordinate resolution of design non-conformance and design deficiencies
identified during warranty-period commissioning.

PART 20 - Mechanical, Plumbing and Electrical Designers/Engineers

1. Perform normal submittal review, construction observation, as-built drawing
preparation, etc., as contracted.
2. Update final basis of design documentation for inclusion in the Systems Manual.
3. The designers shall assist (along with the contractors) in clarifying the operation
and control of commissioned equipment in areas where the specifications,
control drawings or equipment documentation is not sufficient for writing detailed
testing procedures.
4. Attend commissioning scoping meetings and other selected commissioning team
meetings.
5. Participate in the resolution of system deficiencies identified during
commissioning, according to the contract documents.
6. Provide one-line system diagrams to the CxA for use in preparing the Systems
Manual.

009100- 3
July 30, 2018
OHSU Master Standards and Specifications 019100
COMMISSIONING

7. Prepare and submit the final as-built design intent and operating parameters
documentation for inclusion in the O&M manuals. Review and approve the O&M
manuals.
8. Participate in the resolution of non-compliance, non-conformance and design
deficiencies identified during commissioning during warranty-period
commissioning.

PART 21 - Commissioning Authority (CxA)

1. The CxA is not responsible for design concept, design criteria, compliance with
codes, design or general construction scheduling, cost estimating, or
construction management. The CxA may assist with problem-solving, non-
conformance or deficiencies, but ultimately that responsibility resides with the
general contractor and the A/E. The primary role of the CxA is to develop and
coordinate the execution of a testing plan, observe and document performance—
that systems are functioning in accordance with the documented design intent
and in accordance with the Contract Documents. The Contractors will provide all
tools or the use of tools to start, check-out and functionally test equipment and
systems, except for specified testing with portable data-loggers, which shall be
supplied and installed by the CxA.
2. The CxA will provide information to the US Green Building Council web site in
support of satisfying the LEED Energy and Atmosphere (EA) prerequisite 1,
Fundamental Commissioning of Building Energy Systems; and EA credit 3,
Enhanced Commissioning. The CxA is not the LEED Coordinator for the project.
3. Coordinate the commissioning work and, with the GC and PM, ensure that
commissioning activities are being scheduled into the master schedule.
4. Plan and conduct a commissioning scoping meeting and other commissioning
meetings.
5. Request and review additional information required to perform commissioning
tasks, including O&M materials, contractor start-up and checkout procedures.
6. Before startup, gather and review the current control sequences and interlocks
and work with contractors and design engineers until sufficient clarity has been
obtained, in writing, to be able to write detailed testing procedures.
7. Review and approve normal Contractor submittals applicable to systems being
commissioned for compliance with commissioning needs, concurrent with the
A/E reviews.
8. Write and distribute pre-functional tests and checklists.
9. Perform site visits, as necessary, to observe component and system installations.
Attend selected planning and job-site meetings to obtain information on
construction progress. Review construction meeting minutes for
revisions/substitutions relating to the commissioning process. Assist in resolving
any discrepancies.
10. Approve systems startup by reviewing start-up reports and by selected site
observation.
11. Oversee sufficient functional testing of the control system and approve it to be
used for TAB, before TAB is executed.
12. With necessary assistance and review from installing contractors, write the
functional testing procedures for equipment and systems. This may include
energy management control system trending, stand-alone data logger monitoring
or manual functional testing. Submit to PM for review, and for approval if
required.
13. Analyze any functional performance trend logs and monitoring data to verify
performance.

009100- 4
July 30, 2018
OHSU Master Standards and Specifications 019100
COMMISSIONING

14. Coordinate, witness and approve manual functional tests performed by installing
contractors. Coordinate retesting as necessary until satisfactory performance is
achieved.
15. Perform or witness functional test procedures on the commissioned equipment.
16. Maintain a master deficiency and resolution log and a separate testing record.
Provide the PM with written progress reports and test results with recommended
actions.
17. Monitor and approve the training plans for the Owner’s operating personnel on
commissioned systems.
18. Review and approve the preparation of the O&M manuals for commissioned
systems.
19. Provide a Systems Manual for all commissioned systems.
20. Provide a final commissioning report (as described in this section).
21. Coordinate and supervise required seasonal or deferred testing and deficiency
corrections.
22. Return to the site at 6 and 11 months into the 12 month warranty period and
review with facility staff the current building operation and the condition of
outstanding issues related to the original and seasonal commissioning. Also
interview facility staff and identify problems or concerns they have operating the
building as originally intended. Make suggestions for improvements and for
recording these changes in the O&M manuals. Identify areas that may come
under warranty or under the original construction contract. Assist facility staff in
resolving outstanding problems.

PART 22 - Owner’s Project Manager (PM)

1. Manage the contract of the A/E and of the GC.
2. Provide final approval for the completion of the commissioning work.
3. Ensure that any seasonal or deferred testing and any deficiency issues are
addressed.

PART 23 - General Contractor (GC)

1. Facilitate the coordination of the commissioning work by the CxA, and with the
CxA ensure that commissioning activities are being scheduled into the master
schedule.
2. Furnish a copy of all construction documents, addenda, change orders and
approved submittals and shop drawings related to commissioned equipment to
the CxA.
3. In each purchase order or subcontract written, include requirements for submittal
data, O&M data, commissioning tasks and training.
4. Ensure that all Subs execute their commissioning responsibilities according to
the Contract Documents and schedule.
5. A representative shall attend a commissioning scoping meeting and other
necessary meetings scheduled by the CxA to facilitate the Cx process.
6. Coordinate the training of owner personnel.
7. Prepare O&M manuals, according to the Contract Documents, including clarifying
and updating the original sequences of operation to as-built conditions.
8. Ensure that Subs correct deficiencies and make necessary adjustments to O&M
manuals and as-built drawings for applicable issues identified in any seasonal
testing.

PART 24 - Equipment Suppliers

1. Provide all requested submittal data, including detailed start-up procedures and
specific responsibilities of the Owner to keep warranties in force.

009100- 5
July 30, 2018
 OHSU Master Standards and Specifications 019100
COMMISSIONING

2. Assist in equipment testing per agreements with Subs.

3. Include all special tools and instruments (only available from vendor, specific to a
piece of equipment) required for testing equipment according to these Contract
Documents in the base bid price to the Contractor, except for stand-alone data
logging equipment that may be used by the CxA.
4. Through the contractors they supply products to, analyze specified products and
verify that the designer has specified the newest most updated equipment
reasonable for this project’s scope and budget.
5. Provide information requested by CxA regarding equipment sequence of
operation and testing procedures.
6. Review test procedures for equipment installed by factory representatives.

24.1.1.2 SYSTEMS TO BE COMMISSIONED

PART 25 - The following equipment and associated systems will be commissioned in this
project:

[Note to A/E: Under each Division number applicable, list systems that will be included in the
project and commissioned. There is a place to add more detail to these lists in the Fire
Protection, Plumbing, HVAC, and Electrical Specifications. Some examples are listed
in red.]
1. Division 11: Commercial Appliances
a. Food service refrigerators
b. Food service freezers
c. Clinical refrigerators and freezers
d. Blood bank refrigeration
2. Division 21: Fire Protection Systems
a. Fire pump / Jockey pump
b. Pre-action systems
3. Division 22: Plumbing Systems
a. Domestic Cold water
b. Domestic Hot water
1) Water Heaters
2) Recirculation system
c. Metering
d. Booster pump
e. Sump pumps
f. Fuel oil
g. Medical Gas systems
4. Division 23: HVAC Systems
a. Primary Systems
1) Air terminal units
2) Induction units
3) Fan coil units
4) Unit heaters
5) Air-handling units
6) Energy recovery units
7) Pumps
8) Exhaust system
9) Chilled water system/piping
10) Heating water system/piping
11) Steam system
12) Humidifiers

009100- 6
July 30, 2018
OHSU Master Standards and Specifications 019100
COMMISSIONING

13) Fire and smoke dampers

14) Ductwork and distribution
15) Refrigerant detection system (Chiller Room)
b. Special applications (test room pressurization)
1) Operating rooms (Anesthetizing Locations)
2) Airborne infection isolation (All Rooms)
3) Protective environment rooms (PE Rooms)
4) Sterile processing
5) Pharmacy
c. Life Safety Systems
1) Stair pressurization system
2) Elevator shaft pressurization
3) Smoke control
d. Controls Systems
1) Workstations
2) System graphics and dashboards
3) Networks
4) Controllers
5) Sensors
6) Actuators
7) Meters
5. Division 26: Electrical Systems
a. Electrical Metering Systems
b. Static Uninterruptible power supplies & controls
c. Engine Generators & controls
d. Automatic transfer switches & controls
e. Interior lighting controls, daylighing and occupancy sensors
f. Exterior lighting controls
g. Electrical System Overcurrent Protective Device Coordination
h. Egress Lighting levels (elevator lobby, interior emergency, and parking
emergency)
6. Division 27: Communication Systems
a. Nurse call
b. Security (intersystem connectivity)
7. Division 28: Electronic Safety and Security Systems
a. Fire alarm system
b. Interface with life safety systems
c. Interface with fire protection system
d. Interface with HVAC system
e. Interface with elevators
f. Interface with access controls system
g. Interface with security systems

B. General references to equipment will refer to the above systems and their
components.

009100- 7
July 30, 2018
OHSU Master Standards and Specifications 019100
COMMISSIONING

PART 26 - PRODUCTS

26.1.1.1 TEST EQUIPMENT

A. All standard testing equipment required to perform startup and initial checkout and
required functional testing shall be provided by the Division contractor for the
equipment being tested. For example, the mechanical contractor of Division 23 shall
ultimately be responsible for all standard testing equipment for the HVAC system and
controls system in Division 23, except for equipment specific to and used by the TAB
contractor in their commissioning responsibilities.

B. Special equipment, tools and instruments (only available from vendor, specific to a
piece of equipment) required for testing equipment, according to these Contract
Documents shall be included in the base bid price to the Contractor and left on site,
except for stand-alone data-logging equipment that may be used by the CxA.

C. Data-logging equipment and software required to test equipment will be provided by

the CxA for use by the CxA only, and shall not become the property of the Owner.

D. All testing equipment shall be of sufficient quality and accuracy to test and/or measure
system performance with the tolerances specified in the Specifications. If not
otherwise noted, the following minimum requirements apply: Temperature sensors
and digital thermometers shall have a certified calibration within the past year to an
accuracy of ±0.5F and a resolution of ± 0.2F. Pressure sensors shall have an
accuracy of + or - 2.0% of the value range being measured (not full range of meter)
and have been calibrated within the last year. All equipment shall be calibrated
according to the manufacturer’s recommended intervals and when dropped or
damaged. Calibration tags shall be affixed or certificates readily available.

PART 27 - EXECUTION

27.1.1.1 MEETINGS

PART 28 - Scoping Meeting: The CxA will schedule, plan and conduct a commissioning
scoping meeting with the entire commissioning team in attendance. Information gathered from
this meeting will be used by the CxA to revise the Draft Commissioning Plan to its “final”
version.

PART 29 - Miscellaneous Meetings: CxA may attend regular construction meetings to keep
informed of project progress & coordinate the commissioning activities. Other meetings will be
planned and conducted by the CxA as construction progresses. These meetings will cover
coordination, deficiency resolution and planning issues with particular Subs. The CxA will plan
these meetings and will minimize unnecessary time being spent by Subs.

29.1.1.1 REPORTING

PART 30 - The CxA will regularly communicate with all members of the commissioning team,
keeping them apprised of commissioning progress and scheduling changes through memos,
progress reports, etc.

009100- 8
July 30, 2018
OHSU Master Standards and Specifications 019100
COMMISSIONING

PART 31 - A final summary report by the CxA will be provided to the PM, focusing on evaluating
commissioning process issues and identifying areas where the process could be improved. All
acquired documentation, logs, minutes, reports, deficiency lists, communications, findings,
unresolved issues, etc., will be compiled in appendices and provided with the summary report.

31.1.1.1 SUBMITTALS

PART 32 - The CxA will provide appropriate contractors with a specific request for the type of
submittal documentation the CxA requires to facilitate the commissioning work. These requests
will be integrated into the normal submittal process and protocol of the construction team. At
minimum, the request will include the manufacturer and model number, the manufacturer’s
printed installation and detailed start-up procedures, full sequences of operation, O&M data,
performance data, any performance test procedures, control drawings and details of owner
contracted tests. In addition, the installation and checkout materials that are actually shipped
inside the equipment and the actual field checkout sheet forms to be used by the factory or field
technicians shall be submitted to the Commissioning Authority. All documentation requested by
the CxA will be included by the Subs in their O&M manual contributions.

PART 33 - The CxA may request additional design narrative from the A/E and Controls
Contractor, depending on the completeness of the design intent documentation and sequences
provided with the Specifications.

PART 34 - The Commissioning authority will review submittals related to the commissioned
equipment for conformance to the Contract Documents as it relates to the commissioning
process, to the functional performance of the equipment and adequacy for developing test
procedures. This review is intended primarily to aid in the development of functional testing
procedures and only secondarily to verify compliance with equipment specifications, which is
the A/E’s responsibility. The Commissioning authority will notify the GC, PM or A/E as
requested, of items missing or areas that are not in conformance with Contract Documents and
which requires resubmission.

PART 35 - These submittals to the CxA do not constitute compliance for O&M manual
documentation. The O&M manuals are the responsibility of the Contractor, though the CxA will
review and approve them.

35.1.1.1 START-UP, PREFUNCTIONAL CHECKLIST AND INITIAL CHECKOUT

PART 36 - The following procedures apply to all equipment to be commissioned, according to

Section 1.06, Systems to be Commissioned.

PART 37 - Prefunctional checklists are necessary to ensure that the equipment and systems
are operational. It ensures that functional testing (in-depth system checkout) may proceed
without unnecessary delays. Each piece of equipment must receive a full prefunctional
checkout. No sampling strategies are used. The prefunctional testing for a given system must
be successfully completed prior to formal functional testing of equipment or subsystems of the
given system. Attachment A is an example of an acceptable format for the PFC. Other formats
may be used with the permission of the PM.

PART 38 - Start-up and Initial Checkout Plan: The CxA shall assist the contractor in developing
pre-functional checklists and a detailed start-up plan for all commissioned equipment. The
primary role of the CxA in this process is ensure that there is written documentation that each of
the manufacturer-recommended procedures have been completed.

009100- 9
July 30, 2018
OHSU Master Standards and Specifications 019100
COMMISSIONING

1. The subcontractor responsible for the purchase of the equipment develops the
full start-up plan. The plan will include checklists and procedures with specific
boxes or lines for recording and documenting the checking and inspections of
each procedure and a summary statement with a signature block at the end of
the plan.
2. The full start-up plan could consist of something as simple as:
a. The CxA’s, contractor’s or manufacturer’s prefunctional checklists.
b. The manufacturer’s standard written start-up procedures copied from the
installation manuals with check boxes by each procedure and a signature
block added by hand at the end.
c. The manufacturer’s normally used field checkout sheets.
3. The subcontractor submits the full startup plan to the CxA for review and
approval.
4. The CxA reviews and approves the procedures and the format for documenting
them, noting any procedures that need to be added.
5. The full start-up procedures and the approval form may be provided to the PM for
review and approval, depending on management protocol.

PART 39 - Execution of Prefunctional Checklists and Startup.

1. Four weeks prior to startup, the Subs and vendors schedule startup and
checkout with the PM, GC and CxA. The performance of the prefunctional
checklists, startup and checkout are directed and executed by the Sub or vendor.
When checking off prefunctional checklists, signatures may be required of other
Subs for verification of completion of their work.
2. The CxA shall verify compliance on at least 20% of equipment requiring formal
start-up procedures.
3. The Subs and vendors shall execute startup and provide the CxA with a signed
and dated copy of the completed start-up and prefunctional tests and checklists.
4. Only individuals that have direct knowledge and witnessed that a line item task
on the prefunctional checklist was actually performed shall initial or check that
item off. It is not acceptable for witnessing supervisors to fill out these forms.

B. Deficiencies, Non-Conformance and Approval in Checklists and Startup.

1. The Subs shall clearly list any outstanding items of the initial start-up and
prefunctional procedures that were not completed successfully, at the bottom of
the procedures form or on an attached sheet. The procedures form and any
outstanding deficiencies are provided to the CxA within two days of test
completion.
2. The CxA reviews the report and submits either a non-compliance report or an
approval form to the Sub or PM. The CxA shall work with the Subs and vendors
to correct and retest deficiencies or uncompleted items. The CxA will involve the
PM, GC and others as necessary. The installing Subs or vendors shall correct all
areas that are deficient or incomplete in the checklists and tests in a timely
manner, and shall notify the CxA as soon as outstanding items have been
corrected and resubmit an updated start-up report and a Statement of Correction
on the original non-compliance report. When satisfactorily completed, the CxA
recommends approval of the execution of the checklists and startup of each
system to the PM using a standard form.
3. Items left incomplete, which later cause deficiencies or delays during functional
testing may result in back-charges to the responsible party. Refer to Part 3.06
herein for details.

009100- 10
July 30, 2018
OHSU Master Standards and Specifications 019100
COMMISSIONING

39.1.1.2 FUNCTIONAL TESTING

PART 40 - This sub-section applies to all commissioning functional testing for all divisions.

PART 41 - Objectives and Scope: The objective of functional testing is to demonstrate that
each system is operating according to the documented design intent and Contract Documents.
Functional testing facilitates bringing the systems from a state of substantial completion to full
dynamic operation. Additionally, during the testing process, areas of deficient performance are
identified and corrected, improving the operation and functioning of the systems.

In general, each system should be operated through all modes of operation (seasonal,
occupied, unoccupied, warm-up, cool-down, part- and full-load) where there is a
specified system response. Verifying each sequence in the sequences of operation is
required.

PART 42 - Development of Test Procedures: Before test procedures are written, the CxA shall
obtain all requested documentation and a current list of change orders affecting equipment or
systems, including an updated points list, program code, control sequences and parameters.
The CxA shall develop specific test procedures and forms to verify and document proper
operation of each piece of equipment and system. Each Sub or vendor shall provide limited
assistance to the CxA in developing the procedures (answering questions about equipment,
operation, sequences, etc.). Prior to execution, the CxA shall provide a copy of the test
procedures to the Sub(s) who shall review the tests for feasibility, safety, equipment and
warranty protection. The CxA may submit the tests to the A/E for review, if requested.

Functional tests may also be written and performed by the contractor and witnessed by the
CxA. Fire protection and emergency generator sequences would be an example of
this. In these cases, a test plan would be submitted by the contractor and approved by
the CxA prior to testing.

PART 43 - Test Methods

1. Functional testing and verification may be achieved by manual testing (persons
manipulate the equipment and observe performance) or by monitoring the
performance and analyzing the results using the control system’s trend log
capabilities or by stand-alone data-loggers.
2. Simulated Conditions: Simulating conditions (not by an overwritten value) shall
be allowed, though timing the testing to experience actual conditions is
encouraged wherever practical.
3. Overwritten Values: Overwriting sensor values to simulate a condition, such as
overwriting the outside air temperature reading in a control system to be
something other than it really is, shall be allowed, but shall be used with caution
and avoided when possible. Such testing methods often can only test a part of a
system, as the interactions and responses of other systems will be erroneous or
not applicable. Simulating a condition is preferable. e.g., for the above case, by
heating the outside air sensor with a hair dryer rather than overwriting the value
or by altering the appropriate set point to see the desired response. Before
simulating conditions or overwriting values, sensors, transducers and devices
shall have been calibrated.
4. Altering Set Points: Rather than overwriting sensor values, and when simulating
conditions is difficult, altering set points to test a sequence is acceptable. For
example, to see the AC compressor lockout work at an outside air temperature
below 55F, when the outside air temperature is above 55F, temporarily change
the lockout set point to be 2F above the current outside air temperature.

009100- 11
July 30, 2018
OHSU Master Standards and Specifications 019100
COMMISSIONING

5. Indirect Indicators: Relying on indirect indicators for responses or performance

shall be allowed only after visually and directly verifying and documenting, over
the range of the tested parameters, that the indirect readings through the control
system represent actual conditions and responses. Much of this verification is
completed during prefunctional testing.
6. Setup: Each function and test shall be performed under conditions that simulate
actual conditions as close as is practically possible. At completion of the test, the
CxA shall return all affected building equipment and systems, due to temporary
modifications, to their pre-test condition.
7. Sampling
a. Multiple identical pieces of non-life-safety or otherwise non-critical
equipment may be functionally tested using a sampling strategy.
Significant application differences and significant sequence of operation
differences in otherwise identical equipment invalidates their common
identity. A small size or capacity difference, alone, does not constitute a
difference. It is noted that no sampling by Subs is allowed in prefunctional
checklist execution.
b. A common sampling strategy is the “xx% Sampling—yy% Failure Rule”,
defined by the following example.
1) xx = the percent of the group of identical equipment to be included in
each sample.
2) yy = the percent of the sample that if failing, will require another
sample to be tested.
3) The example below describes a 20% Sampling—10% Failure Rule.
a) Randomly test at least 20% (xx) of each group of identical
equipment. In no case test less than three units in each group.
This 20%, or three, constitute the “first sample.”
b) If 10% (yy) of the units in the first sample fail the functional
tests, test another 20% of the group (the second sample).
c) If 10% of the units in the second sample fail, test all remaining
units in the whole group.
d) If at any point, frequent failures are occurring and testing is
becoming more troubleshooting than verification, the CxA may
stop the testing and require the responsible Sub to perform and
document a checkout of the remaining units, prior to continuing
with functionally testing the remaining units.

B. Coordination and Scheduling.

1. The Subs shall provide sufficient notice to the CxA regarding their completion
schedule for the prefunctional checklists and startup of all equipment and
systems. The Controls Contractor will provide written notification that they have
completed all required prefunctional checklists, wire terminations, point-to-point
verification, sensor calibration verification, sequence/programming verification
checks, all graphics, trend logs active and that their system(s) are complete and
ready for functional testing before testing will proceed. The CxA will schedule
functional tests through the PM, GC and affected Subs. The CxA shall develop,
execute and document the functional testing of all equipment and systems.

009100- 12
July 30, 2018
OHSU Master Standards and Specifications 019100
COMMISSIONING

2. In general, functional testing is conducted after prefunctional testing and startup

has been satisfactorily completed. The control system is complete and pre-
functionally tested before it is used for TAB or to verify performance of other
components or systems. The air balancing and water balancing is completed
and debugged before functional testing of air-related or water-related equipment
or systems. Testing proceeds from components to subsystems to systems.
When the proper performance of all interacting individual systems has been
achieved, the interface or coordinated responses between systems is checked.

C. Test Equipment: Refer to Section 01 9113, Part 2 for test equipment requirements.

D. Problem Solving: The CxA will recommend solutions to problems found, however the
burden of responsibility to solve, correct and retest problems is with the GC, Subs and
A/E.

43.1.1.2 DOCUMENTATION, NON-CONFORMANCE AND APPROVAL OF TESTS

PART 44 - Documentation: The CxA shall document the results of all functional tests using the
specific procedural forms developed for that purpose. Prior to testing, these forms are provided
to the PM for review and approval and to the Subs for review.

PART 45 - Non-Conformance
1. The CxA will record the results of the functional test on the procedure or test
form. All deficiencies or non-conformance issues shall be noted and reported to
the PM on the CxA’s standard issues tracking form.
2. Corrections of minor deficiencies identified may be made during the tests at the
discretion of the CxA. In such cases the deficiency and resolution will be
documented on the procedure form.
3. Every effort will be made to expedite the testing process and minimize
unnecessary delays, while not compromising the integrity of the procedures.
However, the CxA will not be pressured into overlooking deficient work,
loosening acceptance criteria, or combining CxA functional testing with the
contractor QA checkout procedures to satisfy scheduling or cost.
4. A complete round of tests will be performed, with results and deficiencies
reported to the Subs and the PM. The responsible Subs will then have an
opportunity to correct the deficiencies and schedule re-testing. Re-testing of up
to 10% of the total number of executed tests will be provided by the CxA at no
additional charge. Costs of additional re-testing will be as described in the next
section.
a. When there is no dispute on the deficiency and the Sub accepts
responsibility to correct it:
1) The CxA documents the deficiency and the Sub’s response with
intentions and they go on to another test or sequence. The Sub
corrects the deficiency and notifies the CxA that the system is ready
to be retested.
2) The CxA reschedules the test and the test is repeated.
b. If there is a dispute about a deficiency, regarding whether it is a deficiency
or who is responsible:
1) The deficiency shall be documented on the non-compliance form
with the Sub’s response and a copy given to the PM and to the Sub
representative assumed to be responsible.

009100- 13
July 30, 2018
OHSU Master Standards and Specifications 019100
COMMISSIONING

2) Resolutions are made at the lowest management level possible.

Other parties are brought into the discussions as needed. Final
interpretive authority is with the A/E. Final acceptance authority is
with the Project Manager.
3) The CxA documents the resolution process.
4) Once the interpretation and resolution have been decided, the
appropriate party corrects the deficiency, signs the statement of
correction on the non-compliance form and provides it to the CxA.
The CxA reschedules the test and the test is repeated until
satisfactory performance is achieved.
5. Cost of Retesting
a. The cost to retest a prefunctional or functional test beyond 10% of the total
number of tests will be back-charged to the responsible Sub.
b. For a deficiency identified, not related to any prefunctional checklist or start-
up fault, the following shall apply: The CxA and PM will direct the retesting
of the equipment once at no “charge” to the GC for their time. However, the
CxA’s time for a second test will be charged to the GC, who may choose to
recover costs from the responsible Sub.
c. The time for the CxA to execute any re-testing required because a specific
prefunctional checklist or start-up test item, reported to have been
successfully completed, but determined during functional testing to be
faulty, will be back-charged to the GC, who may choose to recover costs
from the party responsible for executing the faulty prefunctional test.
d. Refer to the sampling section of Section 01 9113, Part 3.05 for
requirements for testing and retesting identical equipment.
6. The Contractor shall respond in writing to the CxA and PM the status of each
apparent outstanding discrepancy identified during commissioning. Discussion
shall cover explanations of any disagreements and proposals for their resolution.
7. Any required re-testing shall not be considered a justified reason for a claim of
delay or for a time extension by the prime contractor.

PART 46 - Approval: The CxA notes each satisfactorily demonstrated function on the test form.
Formal approval of the functional test is made later after review by the CxA and by the CM, if
necessary. The CxA recommends acceptance of each test to the CM using a standard form.

46.1.1.1 REPORTS

PART 47 - Operation and Maintenance Manuals

1. The specific content and format requirements for the standard O&M manuals are
detailed in 01 77 00 Closeout Procedures with specific section requirements in
each discipline’s divisions .
2. CxA Review and Approval: Prior to substantial completion, the CxA shall review
the O&M manuals, documentation and redline as-builds for systems that were
commissioned to verify compliance with the specifications. The CxA will
communicate deficiencies in the manuals to the PM or A/E, as requested. Upon
a successful review of the corrections, the CxA recommends approval and
acceptance of these sections of the O&M manuals to the PM. The CxA also
reviews each equipment warranty and verifies that all requirements to keep the
warranty valid are clearly stated. This work does not supersede the A/E’s review
of the O&M manuals according to the A/E’s contract.

PART 48 - Final Commissioning Report

009100- 14
July 30, 2018
OHSU Master Standards and Specifications 019100
COMMISSIONING

1. The final commissioning report shall include an executive summary, list of

participants and roles, brief building description, overview of commissioning and
testing scope and a general description of testing and verification methods. For
each piece of commissioned equipment, the report should contain the disposition
of the commissioning authority regarding the adequacy of the equipment,
documentation and training meeting the contract documents in the following
areas:
a. Equipment meeting the equipment specifications
b. Equipment installation
c. Functional performance and efficiency
d. Equipment documentation and design intent
e. Operator training.
2. All outstanding non-compliance items shall be specifically listed.
Recommendations for improvement to equipment or operations, future actions,
commissioning process changes, etc. shall also be listed. Each non-compliance
issue shall be referenced to the specific functional test, inspection, trend log, etc.
where the deficiency is documented.
3. The functional performance and efficiency section for each piece of equipment
shall include a brief description of the verification method used (manual testing,
BAS trend logs, data loggers, etc.) and include observations and conclusions
from the testing.

PART 49 - Systems Manual [May not be necessary for smaller projects – definitely do want
this for new buildings]
1. The CxA will provide a Systems Manual in addition to the O&M Manuals
submitted by the Contractor. The Systems Manual generally focuses on
operating, rather than maintaining the equipment, particularly the interactions
between equipment.

The Systems Manual shall include the following for each commissioned system:
a. Final version of the Basis of Design
2. gle line diagrams
a. As-built sequences of operations, control drawings and original setpoints
b. Operating instructions for integrated building systems
c. Recommended schedule of maintenance requirements and frequency, if
not already included in the project O&M manuals
d. Recommended schedule for calibrating sensors and actuators

49.1.1.2 TRAINING OF OWNER PERSONNEL

PART 50 - The GC shall be responsible for training coordination and scheduling and ultimately
for ensuring that training is completed.

PART 51 - The CxA shall be responsible for monitoring and approving the content and
adequacy of the training of Owner personnel for commissioned equipment, as called for in the
contract documents.
1. The contractor will provide training for commissioned systems and equipment
that covers the following topics:
a. General purpose of the system (design intent)
b. Use of the O&M manuals
c. Review of control drawings and schematics

009100- 15
July 30, 2018
OHSU Master Standards and Specifications 019100
COMMISSIONING

d. Startup, normal operation, shutdown, unoccupied operation, seasonal

changeover, manual operation, controls set-up and programming,
troubleshooting, and alarms.
e. Interactions with other systems
f. Adjustments and optimizing methods for energy conservation
g. Relevant health and safety issues
h. Special maintenance and replacement sources
i. Tenant interaction issues
j. Discussion of environmentally responsive features of the system
2. In addition to these general requirements, specific training requirements
(duration, topics, etc…) of Owner personnel by Subs and vendors is specified in
various equipment sections in discipline’s Division specifications and in 01 79 00
Demonstration and Training specification.
3. Each Sub and vendor responsible for training will submit a written training plan to
the CxA for review and approval prior to training. The plan will cover the
following elements:
a. Equipment (included in training)
b. Intended audience
c. Location of training
d. Objectives
e. Methods (classroom lecture, video, site walk-through, actual operational
demonstrations, written handouts, etc.)
f. Subjects covered (description, duration of discussion, special methods,
etc.)
g. Duration of training on each subject
h. Instructor for each subject

51.1.1.2 DEFFERRED TESTING

PART 52 - Unforeseen Deferred Tests: If any check or test cannot be completed due to the
building structure, required occupancy condition, or other deficiency, execution of checklists and
functional testing may be delayed upon approval of the PM. These tests will be conducted as
soon as possible. Services of necessary parties will be negotiated.

52.1.1.1 WRITTEN WORK PRODUCT

PART 53 - The commissioning process generates a number of written work products described
in various parts of the specifications. The Commissioning Plan lists all the formal written work
products, describes briefly their contents, who is responsible to create them, their due dates,
who receives and approves them and the location of the specification to create them.

PART 54 - In summary, the written products are:

Product Developed by
Equipment documentation submittals Subs
Sequence clarifications Subs and A/E as needed
Pre-functional checklists CxA
Start-up and initial checkout plan Subs w/ assistance from CxA
Pre-functional checklists filled out Subs
Start-up and initial checkout forms filled out Subs
Final TAB report TAB
Issues log (deficiencies) CxA
Functional test forms CxA and Subs
Filled out functional tests CxA and Subs

009100- 16
July 30, 2018
OHSU Master Standards and Specifications 019100
COMMISSIONING

Training plans and records Subs

O&M manuals Subs
Final Commissioning Report CxA

A. END OF SECTION

009100- 17
July 30, 2018