SECTION 01810

COMMISSIONING REQUIREMENTS

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Notes: This Section is intended to include commissioning procedures and submittals.

Include the appropriate portions of Sections 02996, 02997, 02998, 13896, 13897, 13898,
13996, 13997, 13998, 14996, 14997, 14998, 15996, 15997, 15998, 15999, 16996, 16997, and
16998 in the Technical Specifications.

Delete this Section if no equipment/systems are to be commissioned.

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PART 1 GENERAL

1.01 DESCRIPTION

A. Commissioning. Commissioning is a systematic process of to ensure that all building systems

and equipment perform interactively according to the design intent and the Owner’s operational
needs. The commissioning process shall encompass and coordinate the traditionally separate
functions of system documentation, equipment startup, control system calibration, testing and
balancing, performance testing, and training.

Commissioning shall:

1) Verify that applicable equipment and systems are installed according to the
manufacturer’s recommendations and 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 O&M documentation left on site is complete.
4) Verify that the Owner’s operating personnel 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.

C. DEFINITIONS

Acceptance Phase - Phase of construction after startup and initial checkout when functional
performance tests, O&M documentation review, and training occur.

Approval - Acceptance that a piece of equipment or system has been properly installed and is
functioning in the tested modes according to the Contract Documents.

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 Commissioning Agent (CA) – The Owner assigned individual who coordinates the day-to-day
commissioning activities, on behalf of the Owner and the PM. The CA shall not take an
oversight role on day-to-day construction activities.

Commissioning Plan - An overall plan, developed by the Contractor that provides the structure,
schedule and coordination planning for the commissioning process.

Control system – A component of environmental, security, and fire systems for

reporting/monitoring and issuing of commands to/from field devices.

Data logging The monitoring and recording of flows, currents, status, pressures, etc., of
equipment using stand-alone data recorders separate from the control system or the trending
capabilities of control systems.

Deferred Functional Tests (DFTs) Functional Tests that are performed, at the discretion of the
CA, after Substantial Completion, due to partial occupancy, equipment, seasonal requirements,
design, or other site conditions that disallow the test from being performed.

Deficiency - A condition in the installation or function of a component, piece of equipment, or

system that is not in compliance with the Contract Documents.

Factory Testing - Testing of equipment on-site or at the factory, by factory personnel, with or
without an Owner’s representative present.

Functional Test (FT) – Performance testing of the dynamic functions and operations of
equipment and systems using manual (direct observation) or monitoring methods. Functional
testing is the dynamic testing of systems (rather than just components) under full operation (e.g.,
the chiller pump is tested interactively with the chiller functions to see if the pump ramps up and
down to maintain the differential pressure setpoint). Systems are tested under various modes,
such as during low cooling loads, high loads, component failures, unoccupied, varying outside
air temperatures, fire alarm, power failure, etc. The systems are run through all the control
system’s sequences of operation and components are verified to be responding as the sequences
state. FTs are performed after prefunctional checklists and startup are complete.

Manual Test - Using hand-held instruments, immediate control system readouts, or direct
observation to verify performance (contrasted to analyzing monitored data taken over time to
make the “observation”).

Non-Compliance - See Deficiency.

Non-Conformance - See Deficiency.

Over-ridden Value - Riding over a sensor value in the equipment’s controls to observe the
response of of the equipment’s operation (e.g., changing the outside air temperature value from
50F to 75F to verify economizer operation). See also “Simulated Signal.”

Owner-Contracted Tests - Tests paid for by the Owner. These tests will not be repeated during

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 functional testing if successful and properly documented.

Phased Commissioning - Commissioning that is completed in phases (by floors, for example)
due to the size of the structure or other scheduling issues.

Prefunctional Checklist - A list of items to inspect and elementary component tests to conduct to
verify proper installation of equipment. Prefunctional checklists are primarily static inspections
and procedures to prepare the equipment or system for initial operation (e.g., belt tension, oil
levels, labels affixed, gages in place, sensors calibrated, etc.). However, some prefunctional
checklist items entail simple testing of the function of a component, a piece of equipment or
system (such as measuring the voltage imbalance on a three phase motor). The word
prefunctional refers to before functional testing. Prefunctional checklists augment and are
combined with the manufacturer’s start-up checklist. All Prefunctional Checklist items must be
satisfactory prior to the FT.

Sampling - Functionally testing only a fraction of the total number of identical or near identical
pieces of equipment. Refer to Paragraph 3.04 F for details.

Seasonal Functional Tests – Performance FTs that are deferred until the system(s) will
experience conditions closer to their design conditions.

Simulated Condition - Condition that is created for the purpose of testing the response of a
system (e.g., raising/lowering the setpoint of a thermostat to see the response in a VAV box).

Simulated Signal - Disconnecting a sensor and using a signal generator to simulate a sensor value
for the purpose of testing a full range of conditions.

Startup - The initial starting or activating of dynamic equipment, including executing

prefunctional checklists.

Test Requirements - Requirements specifying what modes and functions, etc., shall be tested and
the acceptable range of performance limits that must be met. The test requirements are specified
in the Technical Specifications Sections of the Contract Documents.

Trending – Monitoring, using the building management system, whereby data gathered over a
period of time is compiled for analysis.

Vendor - Supplier of equipment.

Warranty Period – Refer to Section 01740.

1.02 COORDINATION

A. Project Commissioning Team. The members of the Project Commissioning Team will consist of
the MDAD Commissioning Team (the assigned Commissioning Agent and any support
personnel), the MDAD Project Manager (PM) or designee, the Field Representative, the General
Contractor Subcontractors and/or Vendors as required , and the Architect/ Engineer (A/E).

B. Management. The CA coordinates the commissioning activities through the FR. All members

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 shall work together to fulfill their contracted responsibilities and meet the objectives of the
Contract Documents. Refer to Paragraph 1.06 for additional management details.

C. Scheduling. The CA, through the FR, will provide sufficient notice to the Contractor for
scheduling commissioning activities with respect to the Owner participation. The Contractor
will integrate all commissioning activities into the Overall Project Schedule. All parties will
address scheduling problems and make necessary notifications in a timely manner in order to
expedite the commissioning process.

1.3 COMMISSIONING PLAN

A. The Contractor shall develop the Commissioning Plan which shall be included in the Project
Schedule when approved by the Owner. 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 an initial commissioning meeting

conducted by the CA where the commissioning process is reviewed with the project
commissioning team members.
2. Additional meetings will be required throughout construction, scheduled by the CA,
through the FR, with necessary parties attending, to plan, scope, coordinate, schedule
future activities and resolve problems.
3. Equipment documentation is submitted to the CA, through the FR, during normal
submittals, including detailed start-up procedures.
4. The Prefunctional Checklists are to be completed by the Contractor (or its
subcontractors), 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. Items of non-compliance in material, installation, or setup are corrected at no expense to
the Owner.
7. The Contractor ensures that the Subcontractors’ Prefunctional Checklists are executed
and documented and that startup and initial checkout are performed. The CA documents
that the checklists and startup were completed according to the approved plans. This may
include the CA witnessing start-up of selected equipment. Any testing failure is to be
corrected at no additional cost to the Owner, and a re-test performed, observed, and
documented.
8. The A/E, Field Representative, and Subcontractors review and finalize the specific
equipment and system functional performance test procedures. The forms are approved
by the CA.
9. The procedures are executed by the Subcontractors, under the direction of the Field
Representative, and documented by the CA.
10. The CA reviews the O&M documentation for completeness.
11. Commissioning is completed before Substantial Completion.
12. The CA reviews, pre-approves, and coordinates the training provided by the
Subcontractors/Contractor and verifies that it was completed.
13. Deferred testing is conducted, as specified or required.

1.04 RELATED REQUIREMENTS

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 A. Section 01040 Coordination

B. Section 01300 Submittals

C. Section 01311, 01312, or 01313 Project Schedules

D. Section 01701 Contract Closeout Procedures

E. Section 01720 Project Record Documents

F. Section 01740 Warranties and Guarantees

G. Section 02996 Sitework Commissioning

H. Section 02997 Sitework Prefunctional Checklists

I. Section 02998 Sitework Functional Testing Requirements

J. Section 13896 Building Management and Control Systems Commissioning

K. Section 13897 Building Management and Control Systems Prefunctional

Checklists

L. Section 13898 Building Management and Control Systems

Functional Testing Requirements

M. Section 13996 Special Construction Commissioning

N. Section 13997 Special Construction Prefunctional Checklists

O. Section 13998 Special Construction Functional Testing Requirements

P. Section 14996 Conveying Equipment Commissioning

Q. Section 14997 Conveying Equipment Prefunctional Checklists

R. Section 14998 Conveying Equipment Functional Testing Requirements

S. Section 15996 Mechanical Systems Commissioning

T. Section 15997 Mechanical Systems Prefunctional Checklists.

U. Section 15998 Mechanical Systems Functional Testing Requirements

V. Section 15999 HVAC Commissioning, Testing Adjusting and Balancing

W. Section 16996 Electrical Systems Commissioning

X. Section 16997 Electrical Systems Prefunctional Checklists.

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 Y. Section 16998 Electrical Systems Functional Testing Requirements

1.05 RESPONSIBILITIES

A. The general responsibilities of various parties in the commissioning process are provided in this
sub-section. The specific responsibilities are in the Technical Specifications.

B. All Parties
1. Follow the commissioning plan.
2. Attend initial commissioning meeting, and additional meetings as necessary.

C. Contractor
1. Construction and Acceptance Phase
a. Facilitate the coordination of the commissioning and incorporate commissioning
activities (the Commissioning Plan) into the Overall Project Schedule (OPS).
b. Include the cost of commissioning in the total contract price.
c. Ensure that all Subcontractors and Vendors execute their commissioning
responsibilities according to the Contract Documents and the OPS.
d. Provide copies of all submittals as required in Section 01300 including all
changes thereto.
e. A representative shall attend an initial commissioning meeting and all other
necessary meetings to facilitate the commissioning process and provide the
initial and updated commissioning schedules.
f. No later than 60 days prior to startup of the first piece of major equipment, meet
with the CA, Field Representative, A/E, and PM/Owner to finalize the detailed
commissioning procedures/ schedule.
g. Coordinate the training of Owner personnel.
h. Prepare O&M manuals, according to the Contract Documents, including
clarifying and updating the original sequences of operation to as-built/as-tested
conditions.

2. Warranty Period
a. Ensure that Subcontractors execute seasonal or deferred functional performance
testing, witnessed by the CA, according to the specifications.
b. Ensure that Subcontractors correct deficiencies and make necessary adjustments to
O&M manuals and as-built drawings for applicable issues identified in any
seasonal testing.
c. Perform all guarantee work for materials furnished under the contract for the time
specified in the Contract, including all warranties and curing all latent defects
within the time period provided in Section 95.11(3)(c), Florida Statutes

D. Vendors/Subcontractors

a. Provide all requested submittal data, including detailed start-up procedures and
specific responsibilities of the Owner to keep warranties in force.
b. Assist in equipment testing per agreements with Subcontractors and/or
Contractor.
c. Include cost of all special tools and instruments (only available from vendor,

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 specific to a piece of equipment) required for testing, operating, and maintaining
equipment according to these Contract Documents in the base bid price to the
Contractor.
d. Analyze specified products and verify that the A/E has specified the newest,
most current equipment reasonable for this project’s scope and budget.
e. Provide requested information regarding equipment sequence of operation and
testing procedures.
f. Review test procedures for equipment installed by factory representatives.

1.06 EQUIPMENT/SYSTEMS TO BE COMMISSIONED

A. The following equipment/systems will be commissioned in this project, as indicated by “X.”

1. ____ Chiller(s) and chiller loop (with chiller pumps)

2. ____ Cooling tower(s) and condenser water system (with pumps and water treatment
system)
3. ____ Primary chilled water system (with Bridge-Tender system and primary chilled
water pumps)
4. ____ Secondary chilled water system (with Bridge-Tender system and secondary
chilled water pumps)
5. ____ Air Handling Units (with supply, return and outside air duct, variable air volume
boxes, air distribution, and temperature control system)
6. ____ Exhaust air systems (including fans, ductwork and interconnection with air
handling/supply systems)
7. ____ Supply or make-up air systems (including fans, ductwork and interconnection
with air handling and/or exhaust systems)
8. ____ Specialty air removal/ventilation systems (including fans, ductwork and
interconnection with air handling/supply systems)
9. ____ Smoke control systems (including fans, ductwork and interconnection with air
handling/supply systems -in conjunction with Fire Department)
10. ____ Equipment vibration monitoring systems (including sensors, transmitters and
software)
11. ____ Refrigerant monitoring systems (including sensors, transmitters and
exhaust/ventilation systems)
12. ____ Thermal storage systems (including ice tanks, glycol chillers, pumps, heat
exchangers, piping and controls)
13. ____ Preconditioned air system (including chillers, ice equipment, air handling units,
piping and controls)
14. ____ Compressed air system for building/equipment/systems control (including
compressors, receivers, piping, and air dryers)
15. ____ Potable water system (including backflow preventers, fixtures, piping and water
heaters)
16. ____ Sanitary drainage/sewer system
17. ____ Storm drainage system
18. ____ Fire protection system (in conjunction with Fire Department)
19. ____ Fire alarm/detection system (in conjunction with Fire Department)
20. ____ Jet fuel system (in conjunction with MDAD Environmental)
21. ____ Emergency power system (including emergency generator, automatic transfer

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 switch and fuel oil system)
22. ____ 400 hertz system
23. ____ Lighting systems (interior, exterior and/or airfield)
24. ____ Switchgear, transformers, panelboards and/or motor control centers
25. ____ Lightning protection and/or surge suppression system
26. ____ Public address, closed circuit TV, flight information display and/or telephone
systems
27. ____ Doors security system
28. ____ Kitchen, cooking, and/or food preparation systems
29. ____ Escalator and/or elevator systems
30. ____ Automatic people mover system and/or moving walkways
31. ____ Baggage conveyor, make-up and claim systems
32. ____ Passenger loading bridges
33. ____ Doors and hardware
34. ____ Irrigation system
35. ____ Walk-in coolers and/or freezers
36. ____ HVAC, Test, Adjust, and Balance
37. ____ [Other]

PART 2 PRODUCTS

2.01 TEST EQUIPMENT

A. All standard testing equipment required to perform startup and initial checkout and required
functional performance testing shall be provided by the Contractor for the equipment being
tested. This includes, but is not limited to, two-way radios, meters, and data recorders.

B. Special equipment, tools, and instruments required for testing equipment according to these
Contract Documents shall be included in the Contractor’s base bid price and shall be turned over
to the Owner at Project close-out.

C. All testing equipment shall be of sufficient quality and accuracy to test and/or measure system
performance within 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 degree F and a resolution of
+ or - 0.1 degree 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 3 - EXECUTION

3.01 MEETINGS

A. Initial Meeting. Within 10 days of the Notice to Proceed (NTP), the CA, through the FR, will
schedule, plan and conduct an initial commissioning meeting. The Contractor and its responsible
parties are required to attend.

B. Miscellaneous Meetings. Other meetings will be planned and conducted by the CA as

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 construction progresses. These meetings will cover coordination, deficiency resolution, and
planning issues. These meetings will be held at least monthly, until the final 3 months of
construction, when they may be held as frequently as one per week.

3.02 START-UP, PREFUNCTIONAL CHECKLISTS, AND INITIAL CHECKOUT

A. The following procedures apply to all equipment/systems to be commissioned, according to

Paragraph 1.06 Equipment/Systems to be commissioned.

B. General. Prefunctional checklists are important to verify that the equipment and systems are
fully connected and operational. It ensures that functional performance testing (in-depth system
checkout) may proceed without unnecessary delays. Each piece of equipment shall receive full
prefunctional checkout. No sampling strategies shall be used. The prefunctional testing for a
given system must be successfully completed prior to formal functional performance testing of
equipment or subsystems of the given system.

C. Start-up and Prefunctional Checkout Plan. The CA shall assist the project commissioning team
members responsible for startup of any equipment. The primary role of the CA in this process is
to ensure that there is written documentation that each of the manufacturer-recommended
procedures has been completed. Parties responsible for prefunctional checklists and startup shall
be identified in the commissioning scoping meeting and on the checklist forms. Parties
responsible for executing functional performance tests are identified in the testing requirements
in the Technical Specifications.

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The A/E shall update or provide additional prefunctional checklists as necessary
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1. The prefunctional checklists are provided in the Technical Specifications. These

checklists indicate required procedures to be executed as part of startup and initial
checkout of the systems and the party responsible for their execution.

2. The Contractor shall determine which trade is responsible for executing and documenting
each of the line item tasks and transmit the checklists to the responsible Subcontractors.
Each form may have more than one trade responsible for its execution.

3. The subcontractor responsible for the purchase of the equipment shall develop the full
start-up plan by combining the manufacturer’s detailed start-up and checkout procedures
and the prefunctional checklists.

4. The subcontractor shall submit the full startup plan to the Contractor for review and
approval by the CA.

5. The CA will review and approve the procedures and the documentation format for
(noting any procedures that need to be added). The CA will return the procedures and the
documentation format to the Contractor, through the FR.

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 6. The Contractor will transmit the full start-up plan to the Subcontractors for their review
and use.

D. Sensor and Actuator Calibration. All field-installed temperature, relative humidity, CO, CO 2,
refrigerant, O2, and/or pressure sensors and gages, and all actuators (dampers and valves) on all
equipment shall be calibrated. Verify that all locations are appropriate and away from causes of
erratic operation. Submit to the FR calibration methods and results. All test instruments shall
have had a certified calibration within the last 12 months, and comply with all local, state and/or
federal requirements/certifications, as required. Sensors installed in the unit at the factory with
calibration certification provided need not be field calibrated.

All procedures used shall be fully documented on the prefunctional checklists, as an attachment,
or other suitable forms, clearly referencing the procedures followed, and stating the initial,
intermediate, and final results.

E. Execution of Prefunctional Checklists and Startup.

1. Four weeks prior to the scheduled startup, the Subcontractors and Vendors shall
coordinate startup and checkout with the Field Representative, A/E, Contractor, PM,and
CA. The execution of the prefunctional checklists, startup, and checkout shall be
directed and performed by the Subcontractor or Vendor. Signatures are required of the
applicable Subcontractors for verification of completion of their work.
2. The PM, CA, Field Representative, and A/E as necessary, shall observe, at minimum, the
procedures for each piece of primary equipment, unless there are multiple units, in which
case a sampling strategy may be used. In no case will the number of units witnessed be
less than four on any one building, nor less than 20% of the total number of identical
units.
3. For lower-level components of equipment, (e.g., sensors, controllers), the CA shall
observe a sampling of the prefunctional and start-up procedures.
4. The Subcontractors and Vendors shall execute startup and provide the CA and A/E,
through the FR, with a signed and dated copy of the completed start-up and prefunctional
tests and checklists.
5. Only individuals of the Contractor (technicians, engineers, tradesmen, vendors, etc.) who
have direct knowledge and witnessed that a line item task on the prefunctional checklist
was actually performed shall check off that item. It is not acceptable for witnessing
supervisors to fill out these forms.

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

1. The Contractor shall ensure that the Subcontractors clearly list any outstanding items of
the initial start-up and prefunctional procedures that were not completed successfully, on
an attached sheet. The form and any outstanding deficiencies shall be provided, through
the FR, to the CA within two days of test completion.
2. The CA will review the report and issue either a non-compliance report or an approval
form, through the FR, to the Contractor. The installing Subcontractors or vendors shall
correct all areas that are deficient or incomplete in the checklists and tests in a timely
manner, shall notify the FR as soon as outstanding items have been corrected, and
resubmit an updated start-up report with a Statement of Correction on the original non-
compliance report. When satisfactorily completed, the CA will recommend approval of
the execution of the checklists and startup of each system.
3. Items left incomplete, which later cause deficiencies or delays during functional testing

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 may result in backcharges to the Contractor. Refer to Paragraph 3.05, herein, for details.

3.03 PHASED COMMISSIONING

A. The project may require startup and initial checkout to be executed in phases. Phasing shall be
coordinated with the PM, CA, A/E, and Contractor and reflected in the Overall Project Schedule
and commissioning schedule by the Contractor.

3.04 FUNCTIONAL TESTING

A. The functional testing shall 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 individual 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.

B.Coordination and Scheduling. The Contractor shall provide sufficient notice, regarding
their completion schedule for the prefunctional checklists and startup of all equipment
and systems to allow the functional performance testing to be scheduled The
Commissioning Team shall oversee, witness, and document the functional testing of all
equipment and systems. The Contractor/Subcontractors shall execute the tests. Functional
testing shall be conducted after prefunctional testing and startup has been satisfactorily
completed. The control system shall be sufficiently tested and approved by the CA
before it is used, to verify performance of other components or systems. The air
balancing and water balancing shall be completed before functional testing of air-related
or water-related equipment or systems. Testing proceeds from components to sub-
systems to systems. When the proper performance of all interacting individual systems
has been achieved, the interface or coordinated responses between systems shall be
checked.

C. Development of Test Procedures. Before test procedures are finalized, the Contractor shall
provide to the A/E and the CA all requested documentation and a current list of changes affecting
equipment or systems, including an updated points list, program code, control sequences, and
testing parameters. Using the testing parameters and requirements in the Technical
Specifications, the A/E shall update/develop specific test procedures and forms to verify and
document proper operation of each piece of equipment and system. Each Subcontractor or
Vendor, as appropriate, shall provide assistance to the A/E in developing the final procedures
(answering questions about equipment, operation, sequences, etc.). Prior to finalization, the A/E
shall provide a copy of the test procedures to the Contractor who shall review the tests for
feasibility, safety, equipment, and warranty protection. The final test forms shall be submitted to
the CAfor review and approval.

D. Test Methods.

1. Functional testing and verification may be achieved by manual testing or by monitoring

the performance and analyzing the results using the control system’s trend log
capabilities or by stand-alone data loggers. The CA may substitute specified methods or

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 require an additional method to be executed, other than what was specified, with the
approval of the Contractor, A/E, and PM. The CA will determine which method is most
appropriate for tests that do not have a method specified.
2. Simulated Conditions. Simulating conditions (not by an overridden value) shall be
allowed, though timing the testing to experience actual conditions is encouraged
wherever practical.
3. Overridden Values. Overriding sensor values to simulate a condition, such as overriding
the outside air temperature reading in a control system to be something other than it
really is, is allowed, but shall be used with caution and avoided when possible. Sensors,
transducers and devices shall have been calibrated before simulating conditions or
overriding values,.
4. Simulated Signals. Using a signal generator which creates a simulated signal to test and
calibrate transducers and DDC constants is generally recommended over using the sensor
to act as the signal generator via simulated conditions or overridden values.
5. Altering Setpoints. Rather than overriding sensor values, and when simulating
conditions is difficult, altering setpoints to test a sequence is acceptable.
6. 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
test parameters, that the indirect readings through the control system represent actual
conditions and responses.
7. Setup. Each function and test shall be performed under conditions that simulate actual
conditions as closely as is practically possible. The Subcontractor(s) executing the test
shall provide all necessary materials, system modifications, etc., to produce the necessary
flows, pressures, temperatures, etc., necessary to execute the test according to the
specified conditions. At completion of the test, the Subcontractor(s) shall return all
affected equipment and systems to their approved operating settings.
8. Sampling. Multiple identical pieces of non-life-safety or otherwise non-critical
equipment may be functionally tested using a sampling strategy, when when requested
by the Contractor and approved by the CA. 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. No sampling by Subcontractors shall be allowed in prefunctional checklist
execution.

A common sampling strategy is the xx% Sampling yy% Failure Rule. It is defined by the
following example.

xx = the percent of the group of identical equipment to be included in each sample.

yy = the percent of the sample that if failing, will require another sample to be
tested.

The example below describes a 20% Sampling, 10% Failure Rule.

a. Randomly test at least 20% 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% of the units in the first sample fail the functional performance 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

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 whole group.
d. If at any point frequent failures are occurring and testing is becoming more
timeconsuming than verification, the CA may stop the testing and require the
responsible Subcontractor to perform and document a checkout of the remaining
units, prior to continuing with functionally testing the remaining units.

E. Test Equipment. Refer to Part 2 for test equipment requirements.

F. Problem Solving. The burden of responsibility to solve, correct, and retest malfunctions/failures
is with the Contractor, with A/E approval as required.

3.05 DOCUMENTATION, NON-CONFORMANCE, AND APPROVAL OF TESTS

A. Documentation. The CA shall witness and verify/approve the documentation of the results of all
functional performance tests.
B. Non-Conformance.

1. Corrections of minor deficiencies identified may be made during the tests at the
discretion of the CA. In such cases the deficiency and resolution will be documented on
the procedure form or on an attached sheet.
2. As tests progress and a deficiency is identified, the CA shall discuss the issue with the
Commissioning Team, and the Contractor.
a. When there is no dispute on the deficiency and the Contractor accepts
responsibility to correct it:
1) The CA will document the deficiency and the Contractor’s response and
intentions. After the day’s work, the CA will submit the non-compliance
reports to the PM. The Contractor corrects the deficiency, signs the
statement of correction at the bottom of the non-compliance form
certifying that the equipment is ready to be retested and sends it back to
the CA.
2) The Contractor shall reschedule the test; and the test repeated.
b. If there is a dispute about a deficiency, regarding whether or not it is a
deficiency:
1) The dispute shall be documented on the non-compliance form with the
Contractor’s response.
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 CA documents the resolution process.
4) Once the interpretation and resolution have been decided, the Contractor
corrects the deficiency, signs the statement of correction on the non-
compliance form and provides it to the PM, through the Field
Representative,. The Contractor shall reschedule the test and the test
repeated until satisfactory performance is achieved.

3. Cost of retesting a prefunctional or functional testshall be the Contractor’s.

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 4. The Contractor shall submit, in writing to the FR, at least as often as commissioning
meetings are being scheduled, the status of each outstanding discrepancy identified
during commissioning. Discussion shall cover explanations of any disagreement and
proposals for their resolutions.
a. The CA retains the original non-conformance forms until the end of the project.
b. Retesting shall not be considered a justified reason for a claim of delay or for a
time extension by the Contractor.

C. Failure Due to Manufacturer Defect. If 10%, or three, whichever is greater, of identical pieces
(size alone does not constitute a difference) of equipment fail to perform to the Contract
Documents (mechanically or substantively) due to a manufacturing defect not allowing it to meet
its submitted performance specification, all identical units may be considered unacceptable by the
A/E or PM. In such case, the Contractor shall provide the Owner with the following:

a. Within one week of notification from the Field Representative, the Contractor or
manufacturer’s representative shall examine all other identical units making a record of
the findings. The findings shall be provided to the Field Representative within two
weeks of the original notice.
b. Within two weeks of the original notification, the Contractor or manufacturer shall
provide a signed and dated, written explanation of the problem, cause of failures, etc.,
and all proposed solutions. The proposed solutions shall not significantly exceed the
specification requirements of the original installation.
c. The A/E will determine whether a replacement of all identical units or a repair is
acceptable.
d. Two examples, where applicable, of the proposed solution shall be installed by the
Contractor and the A/E shall be allowed to test the installations for up to one week, upon
which the A/E will decide whether to accept the solution.
e. Upon acceptance, the Contractor and/or manufacturer shall replace or repair all identical
items, at their expense. The replacement/repair work shall proceed with reasonable
speed beginning within one week from when parts can be obtained.

D. Approval. The CA notes each satisfactorily demonstrated function on the test form. Final
approval of the functional test is made after review by the CA and PM, following
recommendations by the A/E and Contractor.

3.06 DEFERRED TESTING

A. Unforeseen Deferred Tests. If any check or test cannot be completed due to the project
completion level, 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 in the
same manner as the seasonal tests as soon as possible. Services of necessary parties will be
negotiated.

B. Seasonal Testing. During the warranty period, seasonal testing (tests delayed until weather
conditions are closer to the system’s design) specified in Section 15997 shall be completed as
part of this contract. The CA shall coordinate this activity, through the PM. Tests will be
executed, documented and deficiencies corrected by the appropriate Subcontractors, with the CA
witnessing. Any final adjustments to the O&M manuals and as-builts due to the testing shall be
made by the Contractor.

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3.07 TRAINING OF OWNER PERSONNEL

A. The Contractor shall provide training coordination, scheduling of subcontractors, and ensure that
training is completed. All training shall be coordinated, through the Field Representative, with
the PM.

B. The Contractor shall ensure that each Subcontractor and Vendor (mechanical, plumbing, fire,
electrical, specialty, etc.) shall have the following responsibilities:

1. Provide, through the Field Representative, the PM with a training plan sixty days before
the planned training covering the following elements:
a. Equipment
b. Intended audience
c. Location of training
d. Objectives
e. Subjects covered (description, duration of discussion, special methods, etc.)
f. Duration of training on each subject
g. Instructor for each subject
h. Methods (classroom lecture, manufacturer’s quality video, site walk-through,
actual operational demonstrations, written handouts, etc.).
2. Provide designated Owner personnel with comprehensive orientation and training in the
understanding of the systems and the operation and maintenance of each piece of
equipment that makes up the system.
3. Training shall normally start with classroom sessions followed by hands-on
demonstration/training on each piece of equipment.
4. During any demonstration, should the system fail to perform in accordance with the
requirements of the O&M manual or sequence of operations, the system shall be repaired
or adjusted as necessary and the demonstration repeated at another scheduled time, if
necessary.
5. The appropriate trade or manufacturer's representative shall provide the instructions on
each major piece of equipment. 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.
6. The controls contractor shall 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.
7. The training sessions shall follow the outline in the Table of Contents of the operation
and maintenance manual and illustrate whenever possible the use of the O&M manuals
for reference.
8. Training shall include:
a. Use of the printed installation, operation and maintenance instruction material
included in the O&M manuals.
b. A review of the written O&M instructions emphasizing safe and proper
operating requirements, preventative maintenance, special tools needed and spare
parts inventory suggestions. The training shall include start-up, operation in all
modes possible, shutdown, seasonal changeover and any emergency procedures.
c. Discussion of relevant health and safety issues and concerns.

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 d. Discussion of warranties and guarantees.
e. Common troubleshooting problems and solutions.
f. Explanatory information included in the O&M manuals.
g. Discussion of any peculiarities of equipment installation or operation.
h. Classroom sessions shall include the use of overhead projections, slides,
video/audio-taped material as might be appropriate.
i. Hands-on training shall include start-up, operation in all modes possible,
including manual, shut-down, alarms, power failure and any emergency
procedures, and preventative maintenance for all pieces of equipment.
9. The contractor shall fully explain and demonstrate the operation, function and overrides
of any local packaged controls, not controlled by the central control system.

D. Training shall occur after functional testing is complete, unless approved otherwise by the Project
Manager.

E. Videotaping of the training sessions will be provided by the Contractor and added to the O&M
manuals. In addition, factory training videos identifying key troubleshooting, repair, service
and/or replacement techniques shall be provided and reviewed with the Owner.

F. The responsible design or systems engineer shall at the beginning of each training session present
the overall system design concept and the design concept of each equipment section.

3.08 OPERATIONS AND MAINTENANCE MANUALS/DATA

A. The commissioning process requires detailed O&M documentation as identified in this section
and Technical Specifications.
B. Contractor shall submit two draft copies of the complete operating and maintenance manual to
the Field Representative for review by the Architect/Engineer and CA within 60 calendar days
after review of equipment shop drawings. One copy will be returned to the Contractor within 30
days after receipt by the A/E.
C. Contractor shall submit corrected final approved manuals prior to Substantial Completion. Prior
to final submittal, the CA shall review the O&M manuals (in addition to the initial draft O & M
manual), and documentation, with redline as-builts, for systems that were commissioned to
verify compliance with the Specifications. The CA will communicate, through the Field
Representative, deficiencies in the manuals to the Contractor, PM or A/E, as requested. Upon a
successful review of the corrections, the CA will recommend approval and acceptance of these
sections of the O&M manuals to the PM. The CA will also review each equipment warranty and
verify 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.

D. The Contractor shall compile O&M manuals for every piece of equipment and building
operating or electrical system being commissioned with the following format.

1. Quantity: 6 (Unless more are required by the Technical Specifications)

2. Format: 8 1/2 x 11 3 ring loose-leaf binders, 3inch maximum, and electronic format that
is compatible with Owners system. Each binder shall be clearly labeled on the spine.
Use as many binders as required. Do not overload binders. Dividers with permanently
marked tabs of card stock shall separate each section and sub section. Tab labels shall

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 not be handwritten. A separate manual or chapter shall be provided for each applicable
system as follows:

(a) Chillers (by type).

(b) Pumps.
(c) Bridge-Tender System
(d) Air Handling Units (include Sequence of Operation, one line diagram and area
served in a plastic pouch for mounting on equipment or in equipment room).
(e) Exhaust Fans.
(f) Supply Air Fans (excluding Air Handling Units).
(g) Vibration Monitoring System.
(h) Cooling Towers.
(i) Preconditioned Air System.
(j) 400-Hertz System.
(k) Plumbing and Drainage Systems/Equipment.
(l) Emergency Generator Systems.
(m) UPS
(n) Fire Protection Systems.
(o) Fire Alarm System.
(p) Valves and Pipe Specialties (include valve identification chart).
(q) Variable Frequency Drives (VFD).
(r) Ice Storage System.
(s) Smoke Control Systems.
(t) Water Treatment System.
(u) Kitchen/Cooking/Food Preparation Systems.
(v) Escalator/Elevator Systems.
(w) People Mover Systems.
(x) Baggage Conveyors, Make-up and Claim Systems.
(y) Lighting Systems and Controls (interior, exterior and airfield).
(z) Switchgear, Transformers, Panel boards, Motor Control Centers and Motor
Starters.
(aa) Lightning Protection and Surge Suppression Systems.
(bb) Public Address, Closed Circuit TV, Flight Information Display and Telephone
Systems.
(cc) Security System.
(dd) Loading Bridges.
(ee) Building Management/Temperature Control System
(ff) Fuel System
(gg) Doors and Hardware.
(hh) Irrigation
(ii) Walk-in Coolers and Freezers
(jj) Power monitoring systems
(kk) HVAC, Testing Adjusting, and Balancing
(ll) Other ___________.

3. There shall be a title page and table of contents in the front of each binder for each
binder’s contents. In each binder, there shall be a main tab for each specification section.
Behind the section number tab there shall be the equipment ID tag sub-tab for each piece
of major equipment (or group, if small or numerous). These sub-tabs shall be similar to

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 the specification number tabs but of a different color. Behind each equipment name tab
shall be the following sections, in the given order, divided by a double weight colored
sheet labeled with the title of the section.

(a) Contractor. The first page behind the equipment tab shall contain the name,
address and telephone number of the manufacturer and installing contractor and
the 24-hour number for emergency service for all equipment in this section,
identified by equipment.

(b) Submittal and Product Data. This section shall include all approved submittal
data, cut sheets, data base sheets and appropriate shop drawings. If submittal
was not required for approval, descriptive product data shall be included.

(c) Operation and Maintenance Instructions. These shall be the written

manufacturer’s data with the model and features of this installation clearly
marked and edited to omit reference to products or data not applicable to this
installation. This section shall include data on the following:
(1) Model number, serial number and nameplate data for each piece of
equipment and any subcomponent.
(2) Installation, startup and break-in instructions.
(3) All starting, normal shutdown, emergency shutdown, manual operation
and normal and emergency operating procedures and data, including any
special limitations.
i. Step-by-step procedure for system start-up, including a pre-start
checklist. Refer to controls and indicators by nomenclature
consistent with that used on panels and in control diagrams.
ii. Sequence of Operation, with detailed instruction in proper
sequence, for each mode of operation (i.e., day-night; staging of
equipment).
iii. Emergency Operation: If some functions of the equipment can
be operated while other functions are disabled, give instructions
for operations under these conditions. Include here only those
alternate methods of operations (from normal) which the
operator can follow when there is a partial failure or
malfunctioning of components, or other unusual condition.
iv. Shutdown Procedure: Include instructions for stopping and
securing the equipment after operation. If a particular sequence
is required, give step-by-step instructions in that order.
(4) O&M and installation instructions that were shipped with the unit.
(5) Preventative and corrective maintenance, with service procedures and
schedules:
i. Provide a schedule for preventive maintenance in a printed
format and an electronic format compatible with owners system.
State, preferably in tabular form, the recommended frequency of
performance for each preventive maintenance task, cleaning,
inspection and scheduled overhauls.
ii. Cleaning: Provide instructions and schedules for all routine
cleaning and inspection with recommended lubricants.
iii. Inspection: If periodic inspection of equipment is required for

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 operation, cleaning or other reasons, indicate the items to be
inspected and give the inspection criteria for: motors; controls;
filters and any other maintenance items.
iv. Provide instructions for minor repairs or adjustments required
for preventive maintenance routines. Identify test points and
give values for each. Include sensor calibration requirements
and methods by sensor type.
v. Corrective maintenance instructions shall be predicated upon a
logical effect-to-cause troubleshooting philosophy and a rapid
replacement procedure to minimize equipment downtime.
vi. Troubleshooting: Troubleshooting tables, charts, or diagrams
shall be used to present specified procedures. A guide to this
type shall be a three-column chart. The columns shall be titled:
Malfunction, Probable Cause and Recommended Action.
vii. Repair and Replacement: Indicate repair and replacement
procedures most likely to be required in the maintenance of the
equipment.
(6) Safety Precautions: This subsection shall comprise a listing of safety
precautions and instructions to be followed before, during and after
making repairs, adjustments or routine maintenance.
(7) Manufacturers' brochures (including controls): Manufacturers'
descriptive literature covering devices and equipment used in the system,
together with illustrations, exploded views and renewal parts lists.
Manufacturers’ standard brochures and parts list shall be corrected so
that information applying to the actual installed equipment is clearly
defined.
(8) Supply any special tools required to service or maintain the equipment.
(9) Performance data, ratings and curves.
(10) Warranty and Guarantee, which clearly lists conditions to be maintained
to keep warranty in effect and conditions that would affect the validity of
the warranty.
(11) Any service contracts issued.

(d) Supplemental Data. Prepare written text and/or special drawings to provide
necessary information, where manufacturer’s standard printed data is not
available and information is necessary for a proper understanding and operation
and maintenance of equipment or systems, or where it is necessary to provide
additional information to supplement data included in the manual or project
documents.
(e) Control Diagrams/Drawings. Include the as-built control diagrams/drawings for
the piece of equipment and its components, including full points list, full print
out of all schedules and set points after testing and acceptance of the system, and
copies of all checkout tests and calibrations performed by the Contractor (not
commissioning tests).
(f) Specifications. This section is comprised of the component or system
specification section copied and inserted complete with all addenda.
(g) System Description. This section shall include the individual equipment portion
of the overall system Design Basis Narrative.

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********************************************************
*
Controls, and Test, Adjust, and Balance (TAB) O&M Manuals. The controls contractor and
TAB contractor have special O&M manual preparation requirements identified in Technical
Specifications. The A/E shall coordinate those requirements with those of this section.

The A/E shall include in the beginning of the O&M manuals a separate section describing the
systems including:
a. The design intent narrative prepared by the A/E and provided as part of the bid
documents, updated to as-built status by the A/E.
b. Simplified professionally drawn single line system diagrams on 8 1/2 x 11 or 11
x 17 sheets.

********************************************************
**

END OF SECTION

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