New Building Commissioning

(NBCx)
Module 2

New Building Commissioning (Cx)

Commissioning Process
• A quality focused process for enhancing the
delivery of a project.
• The process focuses upon verifying and
documenting that the facility and all its
systems, components, and assemblies are
planned, designed, installed, tested, can be
operated, and maintained to meet the
Owner’s Project Requirements (OPR).

CBCP® 2

CBCP_v2023.10 1
 New Building Commissioning (Cx)

Scope of Commissioning

• Owner’s Project Requirements for energy, water,

indoor environmental quality, durability, operation
conditions and safety

CBCP® 3

NBCx Process
Pre-Design Commissioning

Design Phase Commissioning

Construction Phase Commissioning

Occupancy/Operations Phase Commissioning

Ongoing Commissioning

CBCP® 4

CBCP_v2023.10 2
 Pre-design Phase

New Building Cx Phases

Occupancy/ Ongoing
Pre-Design Design Construction
Operations Cx

Cx Team

Deliverables:

OPR

Cx Plan

Issues Log

CBCP® 6

CBCP_v2023.10 3
 Pre-Design

Pre-Design Phase

Define Scope &

Develop OPR
Budget

Define Cx Team

Develop initial
Cx Plan

Acceptance

Design Phase
CBCP®

CBCP® 7

Request for Proposal (RFP)

Pre-Design

Cx Team

Who Deliverables:
• Owner of a new facility to be
Creates
built OPR
it?
Cx Plan

• Statement of Work (SoW) Issues Log

• Project description
• Systems to be commissioned
What’s
Included? • Cx Team structure and roles of
members
• Request for pricing and team
members

CBCP® 8

CBCP_v2023.10 4
 Request for Proposal (RFP) cont’d
Pre-Design

Cx Team

Deliverables:

Who
• Potential Cx Agents OPR
Answers?
Cx Plan

• Bid Pricing Issues Log

• Experience
What’s
• Team member resumes
Included?
• Exceptions and assumptions
• References

CBCP® 9

Pre-Design

Request for Proposal (RFP) cont’d

Cx Team

Who • Best cost? Deliverables:

Does • Most experience? OPR

the • Most qualified staff? Cx Plan

Owner • Best value? Issues Log

Select? • Combination

• Contract negotiations
Then
• Final contract approval
What?
• Notice of Intent
CBCP® 10

10

CBCP_v2023.10 5
 Cx Team: Who’s involved? Pre-Design
Pre-Design

Cx Team

Pre-Design Design Construction Deliverables:

Owner Owner Owner OPR

CxA CxA CxA

Owner Cx Plan
O&M Staff O&M Staff O&M Staff
CxA Issues Log
Architect Architect Architect
O&M Staff
Engineers Engineers Engineers

Contractors Construction Manager Contractors

Occupants Specialists TAB and Controls

Interested Parties LEED Manufacturers

Specialists, etc

Active Through All Phases Active in Some Phases

CBCP® 11

11

Cx Team: Owner
Pre-Design

Cx Team
• Facility owner OR
Who? • Representative designated by Deliverables:

owner
OPR

• Clearly communicate Cx Plan

expectations Issues Log

• Provide necessary staff
• Establish scope and goals with
Responsibilities? CxA
• Review documents submitted
• Facilitate required testing
• Consider recommendations
from Cx process
CBCP® 12

12

CBCP_v2023.10 6
 Cx Team: Commissioning
Pre-Design

Authority Cx Team

• Independent, 3rd
party Deliverables:
contractor
• Direct contract with owner OPR
Who? • Knowledge of building systems, Cx Plan
O&M procedures, equipment
testing, and design and Issues Log
construction procedures

• Planning and facilitating Cx

Process and all activities
Responsibilities? • Coordinating the Cx Team
• Representing Owner in Cx
Process

CBCP® 13

13

Cx Team: O&M Staff

Pre-Design

Cx Team

• Facility O&M staff Deliverables:

Who?
• Facility managers OPR

Cx Plan
• Review designs
• Provide input to OPR Issues Log

• Facilitate on-site walk-through

and testing
Responsibilities?
• Participate in process meetings
• Observe Pre-Functional and
Functional Performance Tests
• Participate in training sessions

CBCP® 14

14

CBCP_v2023.10 7
 Cx Team: Design/Build Team
Pre-Design

Cx Team
• A/E firms
Deliverables:
Who? • Contractors and Sub-
contractors OPR

• Supply CxA with all necessary Cx Plan

designs and documents

Issues Log
• Set construction schedule in
alliance with commissioning
Responsibilities? milestones
• Participate in construction
meetings
• Provide training
• Consider OPR in all submittals

CBCP® 15

15

Cx Team: Org-Chart
Pre-Design

Cx Team

Deliverables:

Owner OPR

Cx Plan

Cx Agent Issues Log

O&M Staff Occupants Engineers Architects Contractors

Sub-
Contractors

CBCP® 16

16

CBCP_v2023.10 8
 Pre-Design

Deliverables: Pre-Design Phase

Cx Team

Deliverables

OPR

• Owner’s Project Cx Plan

Requirements (OPR)
Deliverables Issues Log

• Cx Plan
• Issues Log Outline

CBCP® 17

17

Owner’s Project Requirements

Pre-Design

(OPR) Cx Team

Deliverables:

OPR

Document describing requirements Cx Plan

that all designs and decisions must Issues Log

consider and meet for approval.

Serves as a guide for the entirety of the
Cx Process.

CBCP® 18

18

CBCP_v2023.10 9
 OPR Criteria Pre-Design

• CxA facilitates OPR development with input Cx Team

from team Deliverables:

• Criteria for OPR collected through

OPR
workshops, interviews, and surveys with
involved parties: Cx Plan

Issues Log
Operators Tenants

Community
Managers
Reps

OPR
Owner Criteria Designers
Input

CBCP® 19

19

OPR: What’s Included? Pre-Design

Cx Team

• Project schedule and budget • Benchmarking requirements

Deliverables:
• Cx process scope and budget • O&M criteria
• Documentation • Quality of materials & OPR
requirements construction
• Owner directives • Energy efficiency goals Cx Plan

• Restrictions and limitations • Environmental and Issues Log

• User requirements sustainability goals
• Training requirements • Community requirements
• Warranty Issues • Indoor Environmental Quality
• Occupancy Schedules (acoustics, lighting, vibrations,
and air quality, etc)
• Safety requirements
• Adaptability for future
• Aesthetics changes
• Functionality

CBCP® 20

20

CBCP_v2023.10 10
 OPR: Sample Outline
Pre-Design

Cx Team
Introduction
Deliverables
• Overview of project
• Why Cx? OPR
• What’s the process?
Cx Plan
Key Project Requirements
• Key requirements critical to project success Issues Log
• Requirements and goals for facility design and
performance

General Project Description

• Size and scope of project

Objectives
• Main goals of Cx process

CBCP® 21

21

OPR: Sample Outline cont’d

Pre-Design

Cx Team

Occupancy Requirements Deliverables

• Occupancy schedules OPR

• Facility functions
Cx Plan

Budget Considerations
Issues Log

• Budget restrictions and allocation considerations

Performance Criteria

• How will the project performance be measured and

evaluated?
• Measure performance of economics, user requirements,
construction processes, operations, systems, and overall

CBCP® 22

22

CBCP_v2023.10 11
 Pre-Design

Commissioning Plan (Cx Plan)

Cx Team

Deliverables

OPR
Purpose:
Cx Plan

• Aligns team members in Cx Process Issues Log

• Defines documentation and testing required to ensure

compliance with the OPR

• At completion, forms the core of the Final Cx Report

CBCP® 23

23

Pre-Design

Commissioning Plan (Cx Plan)

Cx Team

Deliverables

Process: OPR

Cx Plan
• Outlined in Pre-Design Phase
Issues Log
• Input from CxA, Owner, Design Team, and O&M Staff

• Continually updated over the life of the project

• Must be accepted by Owner to start next phase

CBCP® 24

24

CBCP_v2023.10 12
 Cx Plan: Pre-Design Phase
Pre-Design

Process for successful Cx program to meet Cx Team

OPR
Deliverables

Planned schedule of Cx Activities OPR

Cx Plan

Responsibilities of Cx Team Members Issues Log

What’s
Included?
Required Documentation and
Communication

Verification of OPR to design documents,

contracts, construction and test
procedures

CBCP® 25

25

Issues Log Template

Pre-Design

Cx Team

Deliverables

• Method for tracking deficiencies with: OPR

• Design Cx Plan

• Installation
Issues Log
• Performance Issues
• Measures not in line with OPR
• Maintains record of all open and resolved issues
with necessary details

CBCP® 26

26

CBCP_v2023.10 13
 Pre-Design

Issues Log: What’s Included?

Cx Team

• Unique tracking number • Cx Team member Deliverables

• Short, descriptive title responsible for correction

OPR

• Test number (if • Date of correction

applicable) expected Cx Plan

• System or equipment ID • Name of person Issues Log

documenting the issue

• Location of issue
• Date and time
• Description of issue
• Recommended action

CBCP® 27

27

Pre-Design

Issues Log: Sample Form

Project/Site:
Equipment Recommended Corrective Date Repair
Issue # Building Location Equipment Tag Issue Description Date/Time Action Found By? Repair by Completed

CBCP® 28

28

CBCP_v2023.10 14
 Issues Report
Pre-Design

Cx Team

• Periodically created to summarize status of all Deliverables:

issues
• Provided by CxA to Owner OPR

• Issues Report should include: Cx Plan

• Issue number Issues Log

• Short, descriptive title

• Date of the identification of issue
• Name of Cx Team member assigned
responsibility
• Expected date of correction

CBCP® 29

29

Pre-Design

Deliverables: Pre-Design Phase

Who’s Who Uses the
Deliverable Who Gives Input?
Responsible? Document?
CxA, O&M Staff, CxA, Design Teams,
Owner’s Project
Owner Occupants, Design Consultants,
Requirements
Teams, Consultants Contractors
Owner, CxA,
Owner, CxA, Design
Cx Plan CxA Design Teams,
Teams, Consultants
Contractors
CxA, Design Teams,
Issues Log Outline CxA Owner
Contractors

CBCP® 30

30

CBCP_v2023.10 15
 New Building Cx Phases

Occupancy/ Ongoing
Pre-Design Design
Design Construction Operations Cx

Cx Team BoD

Deliverables: Update Cx Plan

Cx Process
OPR Requirements
Construction
Cx Plan Checklists
Systems Manual
Outline
Issues Log
Training
Requirements

DesignSbmittals
Design Submittals

Acceptance

CBCP® 31

31

Design

Design Phase

BoD & Design Create Construction Outline System Identify

Reviews Checklists Manual Training

Verify OPR Update OPR

Cx Plan Update

Acceptance

Construction
Phase

CBCP® 32

32

CBCP_v2023.10 16
 Basis of Design (BoD)
Design

BoD

Update Cx Plan

Cx Process
Reqs

Document describing the decision process Construction

Checklists
and assumptions made behind all design and
Systems
operation selections in accordance with the Manual Outline
OPR. Training
Reqs
Design
Submittals

Acceptance

CBCP® 33

33

BoD
Design

BoD
• Developed and updated throughout Design
Update Cx Plan
Phase Cx Process
Reqs
• Submitted with each design submission Construction
Checklists
• Narrates the reasoning and decisions made Systems
Manual Outline
during each design to meet OPR
Training
Reqs
• Documents any OPR criterion not met and its Design
Submittals
impact to the OPR
Acceptance

CBCP® 34

34

CBCP_v2023.10 17
 BoD: What’s Included?
Design

BoD

• System & assembly • Equipment specs Update Cx Plan

options • Codes, standards, Cx Process

Reqs
• Reasoning for final guidelines & Construction
selection regulations Checklists

Systems
• Calculations and • Owner’s guidelines Manual Outline
analytical procedures • Specific descriptions of Training
Reqs
• Environmental factors systems & assemblies Design
Submittals
• Narratives • Consultant, Acceptance
engineering, and
architectural strategies

CBCP® 35

35

Cx Plan Update: Design Phase Design

BoD
Systems & Assemblies to be
Tested and Verified Update Cx Plan

Cx Process
Schedule of Construction and Reqs
Occupancy Phase Activities Construction
Checklists

What’s Systems
New Responsibilities of Cx Manual Outline
Changed? Team Members
Training
Reqs
New/Updated Required Design
Documentation and Submittals
Communication Acceptance

Construction & Occupancy

Phases Cx Process Procedures

CBCP® 36

36

CBCP_v2023.10 18
 Cx Process Requirements in the
Design

Construction Documents BoD

Update Cx Plan

Cx Process
Reqs
CxA is responsible for verifying that the Construction
Checklists
commissioning scope of work for the Systems
contractors, vendors, specialty Manual Outline

subcontractors, etc. is well defined so the Training

Reqs

contractors and vendors can quantify the Design

Submittals

commissioning requirements and their Acceptance

associated costs.

CBCP® 37

37

Design

Construction Checklists
BoD

• Also called “Pre-Functional Tests” Update Cx Plan

Cx Process
• Documents and verifies: Reqs
Construction
Checklists
• Correct installation
Systems
Manual Outline
• Integration with systems
Training
Reqs
• Safe and ready to operate Design
Submittals

• Used by the Cx Team to check construction Acceptance

against OPR

CBCP® 38

38

CBCP_v2023.10 19
 Construction Checklists: What’s
Design

Included BoD

Equipment/Assembly Verification Update Cx Plan

• Equipment specifications
Cx Process
• Design vs. Delivered Reqs

Pre-installation Checks Construction

Checklists
• Verify condition of equipment/material
Systems
• Consider safety Manual Outline

Installation Checks Training

Reqs
• Verify proper installation Design
• Does it meet OPR? Submittals

Acceptance
Negative Response
• Space to record any issues and corrective actions

CBCP® 39

39

Design

Creating Construction Checklists

BoD

• Simplicity is Key Update Cx Plan

• Yes/No Responses Cx Process
• Straight forward wording Reqs
Construction
Checklists
• Things to consider Systems
Manual Outline
• Type of system/component
Training
• Key characteristics and requirements Reqs

• Requirements for start-up Design

Submittals
• Relation to OPR Acceptance

CBCP® 40

40

CBCP_v2023.10 20
 Design

BoD

Update Cx Plan

Cx Process

Sample Construction Checklist: Reqs

Construction

Condenser Water Pump Checklists

Systems
Manual Outline

Training
Reqs
Design
Submittals

Acceptance

CBCP® 41

41

Design

BoD

Update Cx Plan

Cx Process
Reqs
Construction
Checklists

Systems
Manual Outline

Training
Reqs
Design
Submittals

Acceptance

CBCP® 42

42

CBCP_v2023.10 21
 Design

BoD

Update Cx Plan

Cx Process
Reqs
Construction
Checklists

Systems
Manual Outline

Training
Reqs
Design
Submittals

Acceptance

CBCP® 43

43

Design

BoD

Update Cx Plan

Cx Process
Reqs
Construction
Checklists

Systems
Manual Outline

Training
Reqs
Design
Submittals

Acceptance

CBCP® 44

44

CBCP_v2023.10 22
 Design

BoD

Update Cx Plan

Cx Process
Reqs
Construction
Checklists

Systems
Manual Outline

Training
Reqs
Design
Submittals

Acceptance

CBCP® 45

45

Design

BoD

Update Cx Plan

Cx Process
Reqs
Construction
Checklists

Systems
Manual Outline

Training
Reqs
Design
Submittals

Acceptance

CBCP® 46

46

CBCP_v2023.10 23
 Systems Manual
Design

BoD

• Outline is created during Design Phase Update Cx Plan

Cx Process
• Continually updated throughout the project Reqs
Construction
Checklists

Systems
Compilation of all documentation Manual Outline

pertaining to the operation and Training

Reqs
maintenance of the systems Design
Submittals
comprising the facility. Acceptance

CBCP® 47

47

Design

System Manual: What’s

Included BoD

• Executive Summary • Ongoing optimization Update Cx Plan

• OPR guidance Cx Process

Reqs
• BoD Documents • O&M Manuals
Construction

• Construction record • Training Materials Checklists

Systems
documents, specs, and • Cx Process Reports Manual Outline

approved submittals Training

Reqs
• Recommended operation Design
record-keeping Submittals

procedures, forms, and Acceptance

logs, etc.

CBCP® 48

48

CBCP_v2023.10 24
 System Manual: Outline
Design

BoD
Introduction
Update Cx Plan
• Summarize key parts of manual
• Facility description Cx Process
Reqs
Facility Design Construction
• OPR Checklists
• BoD Systems
• Building designs, schematics, and as-builts, etc Manual Outline

Training
Information for Commissioned Systems and Equipment Reqs
• Equipment specifications Design
• Approved submittals including final controls sequences of Submittals
operation (SOO)
Acceptance
• Manufacturer’s operation and maintenance (O&M) data
• Warranties
• Contractors & suppliers listing and contact information

CBCP® 49

49

Design

System Manual: Outline cont’d

BoD
Operations
Update Cx Plan
• Day to day facility operations: occupational schedules,
required/planned setpoints, control sequences, and Cx Process
Reqs
emergency procedures
Construction
Training Checklists

• Training materials provided Systems

Manual Outline
Final Commissioning Report Training
• Final Cx Plan Reqs
Design
• Ongoing commissioning Plan Submittals
• Design Reviews, Checklists, and Performance Tests
Acceptance
• Cx progress reports
• Issues logs with resolution records
• Planned resolution for open issues

CBCP® 50

50

CBCP_v2023.10 25
 Training Requirements
Design

BoD

• It is critical that the operation and Update Cx Plan

maintenance (O&M) personnel have the Cx Process
right knowledge and skills required to Reqs

operate the facility to meet the OPR. Construction

Checklists

• These training requirements can be Systems

Manual Outline

obtained using a nominal group Training

technique workshop, interviews, or Reqs

Design
surveys. Submittals

Acceptance

CBCP® 51

51

Training Requirements cont’d

Design

BoD

The results of the workshop, interviews, or Update Cx Plan

surveys should address the following:
Cx Process
• The systems, subsystems, equipment and Reqs

assemblies for which training will be Construction

Checklists
required.
Systems
• The capabilities and knowledge of the Manual Outline

occupants and operations and maintenance Training

personnel. Reqs
Design
• The number and type of training sessions. Submittals

Acceptance
• Describe specific skills and knowledge that
the participant is expected to master.

CBCP® 52

52

CBCP_v2023.10 26
 Training Requirements cont’d
Design

BoD

Update Cx Plan

Emergency Operation Cx Process

Adjustment
instructions and instructions and Reqs
instructions
procedures procedures Construction
Checklists

Systems
Manual Outline
Troubleshooting Maintenance and Repair
inspection Training
procedures procedures procedures Reqs
Design
Submittals

Upkeep of the systems Acceptance

manual and associated
maintenance
documentation and logs

CBCP® 53

53

Design

Review of Submittals
BoD

Update Cx Plan
• CxA is responsible for review of Cx Process
construction design submittals Reqs
Construction
• Understand purpose of submittal Checklists

review from Cx standpoint Systems

Manual Outline
Key Points • Know submittal review process Training
Reqs
• Avoids what could be a hundreds Design
Submittals
of dollars fix on paper from
Acceptance
becoming a thousands of dollars
fix once been built

CBCP® 54

54

CBCP_v2023.10 27
 Design

Review of Submittals: Process

BoD

Update Cx Plan

Cx Process
Reqs
Select Provide Construction
Request Review Checklists
Sample Comment
Submittals Submittals
Group Report Systems
Manual Outline

Training
Reqs
Design
Submittals

Acceptance

CBCP® 55

55

Review of Submittals
Design

BoD

Update Cx Plan

• Build relationship with Cx Process

Reqs
contractors, design Construction

Request Submittals
teams, and A/E Checklists

• Submit request with Systems

Manual Outline
timeline Training
Reqs
• Send reminders Design
Submittals

Acceptance

Select Provide
Review
Request Submittals Sample Comment
Submittals
Group Report

CBCP® 56

56

CBCP_v2023.10 28
 Review of Submittals
Design

BoD

• Select sample Update Cx Plan

percentage of submittals Cx Process

Reqs
to review Construction
Checklists
Select Sample • Review in very close
Group Systems
detail Manual Outline

• ASHRAE recommends Training

Reqs
10-20% sample size Design
Submittals

Acceptance

Select Provide
Review
Request Submittals Sample Comment
Submittals
Group Report

CBCP® 57

57

Review of Submittals
Design

BoD

Update Cx Plan
• Is the documentation
Cx Process
complete? Reqs

• Are designs high Construction

Checklists
Review Submittals quality? Systems
• Does the design meet Manual Outline

the OPR? Training

Reqs

• Are specifications met? Design

Submittals

Acceptance

Select Provide
Review
Request Submittals Sample Comment
Submittals
Group Report

CBCP® 58

58

CBCP_v2023.10 29
 Review of Submittals
Design

BoD

• Clearly document Update Cx Plan

review comments Cx Process

Reqs

• Provide comments to Construction

Checklists
Provide Comment Design Team and
Report Systems
Owner Manual Outline

• Follow up on required Training

Reqs
changes/resubmittals Design
Submittals

Acceptance

Select Provide
Review
Request Submittals Sample Comment
Submittals
Group Report

CBCP® 59

59

Acceptance of Design Phase Cx

Design

Process Activities BoD

Acceptance Requirements Update Cx Plan

Cx Process
• The Cx Process should include the formal Reqs
acceptance by the Owner of the BoD and the Construction
Checklists
updated OPR during the Design Phase,
following review and comment by the CxA. Systems
Manual Outline

Training
Documentation Requirements Reqs
Design
• Construction document commissioning Submittals

requirements, updated OPR, updated Cx Plan, Acceptance

the updated Issues and Resolution Log, and the
Cx Process Progress Reports.

CBCP® 60

60

CBCP_v2023.10 30
 Deliverables: Design Phase
Design

Who’s Who Uses the

Deliverable Who gives Input?
Responsible? Document?
CxA, Owner,
Basis of Design Design Teams Design Teams
Design Teams
Design Review
CxA Design Teams Design Teams
Reports
Design Teams,
Systems Manual Design Teams,
CxA O&M Staff,
Outline Contractors
Contractors
Construction Design Teams, CxA,
CxA
Checklists Owner Contractors
Design Teams, CxA, Design Teams,
Cx Plan Update CxA
Owner Contractors

CBCP® 61

61

New Building Cx Phases

Occupancy/ Ongoing
Pre-Design Design Construction
Construction Operations Cx

Cx Team BoD Update OPR

Deliverables: Update Cx Plan Update Cx Plan

Cx Process
Verify Submittals
OPR Requirements
Construction
Test Procedures
Cx Plan Checklists
Systems Manual
Verify Systems
Outline
Issues Log
Training
Systems Manual
Requirements

DesignSbmittals
Design Submittals Verify Training

Acceptance Acceptance

CBCP® 62

62

CBCP_v2023.10 31
 Construction
Phase Construction

Kick-off Meeting

Complete
Construction Develop FPTs Perform Training
Checklists

Deliver Issues Log Complete FPTs

Update Cx Plan

Acceptance

Occupancy
Phase
CBCP® 63

63

Update OPR
Construction

Update OPR

• The Cx Team should review any changes Update Cx Plan

proposed by the Owner to determine if Verify

they compromise the OPR or the Submittals

functional impacts of value management Test

Procedures

proposals. Verify Systems

• If the Owner chooses to initiate a change Systems

Manual
after reviewing the Cx Team’s comments, Verify
Training
the OPR must be updated as necessary to Acceptance
match the change.

CBCP® 64

64

CBCP_v2023.10 32
 Update Cx Plan
Construction

Update the Cx Plan to include new or revised Update OPR

descriptions of Cx Process Activities during the
Construction Phase. Incorporate the following: Update Cx Plan

• Test procedures and data forms developed during Verify

the Construction Phase Submittals

• Refinement and integration of Cx Process Test

Activities in the construction schedule Procedures

• Roles and responsibilities of the Cx Team during Verify Systems

the Construction Phase Systems

Manual
• Identification of specialists responsible for
accomplishing Cx Process Activities for specific Verify
Training
systems and assemblies
Acceptance
• Changes to the communication channels and
procedures to be used during the Construction
Phase

CBCP® 65

65

Construction

Construction Phase Kick-off

Meeting Update OPR

Update Cx Plan

• Best to have all contractors, CxA, and Verify

Submittals
Owner on site Test
Procedures

• Review Cx Plan Verify Systems

Systems
• Discuss roles & responsibilities Manual
Verify
Training
• Review schedule
Acceptance

• Review required deliverables

CBCP® 66

66

CBCP_v2023.10 33
 Construction

Tips for Construction

Scheduling Update OPR

Update Cx Plan

Plan sufficient time for TAB and Cx activities: Verify

Submittals

Test
• Tasks are time consuming Procedures

Verify Systems

• Schedules often get delayed Systems

Manual
Verify

• TAB and Cx end up rushed Training

Acceptance

• Not sufficient time = Suboptimal results

CBCP® 67

67

Systems to be Commissioned
Construction

Update OPR

• To be determined by Owner in Pre-Design Update Cx Plan

Phase Verify
Submittals

• Updated during Cx process Test

Procedures
• Included in RFP and project scope Verify Systems

• Contents will vary based on facility type Systems

Manual
and specific needs Verify
Training

Acceptance

CBCP® 68

68

CBCP_v2023.10 34
 Systems: What’s Included?
Construction

Update OPR

• All HVAC systems and Equipment Update Cx Plan

• Central building automation system (BAS) Verify

Submittals

• Lighting Test
Procedures
• Lighting controls (scheduling, sensors, and Verify Systems
daylighting, etc)
Systems
• Building envelope/Enclosure Manual
Verify
• Refrigeration Training

• Emergency power generators and automatic Acceptance

transfer switches
• Uninterruptible power supply systems (UPS)
CBCP® 69

69

Systems: What’s Included?

Construction

Cont’d Update OPR

• Life safety Update Cx Plan

• Specialized spaces (clean rooms, and labs, etc.) Verify

Submittals

• Electrical Test
Procedures

• Plumbing Verify Systems

• Domestic water Systems

Manual
Verify
• Communication Training

• Security Acceptance

• Irrigation

CBCP® 70

70

CBCP_v2023.10 35
 Construction

Verify Submittals for

Compliance with OPR Update OPR

Update Cx Plan

Verify
• Sample 5% to 10% of the Submittals

submittal Test
Procedures
• If deviations are substantial, Verify Systems
Key review an additional 5% to
Systems
Points 10% Manual

• If substantial deviations still Verify

Training
exist, reject submittal and Acceptance
return it with comments

CBCP® 71

71

Verify Submittals for Construction

Compliance with OPR

Update OPR

Update Cx Plan

Verify
• Cx Team member reviews Submittals

coordination drawings, shop Test

Procedures
drawings and project
Key submittals Verify Systems

Systems
Points • Review the systems manual Manual

• Review training program, Verify

Training
materials and schedule, and Acceptance
monitor delivery of training

CBCP® 72

72

CBCP_v2023.10 36
 Functional Performance Tests Construction

(FPT) Update OPR

Purpose Update Cx Plan

• Verify building systems perform as Verify

Submittals
intended and in compliance with OPR Test
Procedures
• Tests sequence of operations, responses,
and fault protection Verify Systems

Systems
Manual
Who’s Responsible? Verify
Training
• Developed and managed by CxA Acceptance

• Input from Design Team (design

submittals), Owner, and O&M Staff

CBCP® 73

73

FPTs: Development
Construction

Consider: Update OPR

• What is the purpose of this

system/equipment? Update Cx Plan

• What specifications must be met for OPR? Verify

Submittals
• How should it operate? Test
Procedures
• How do you measure performance?
Verify Systems
• Does this system interact with other
systems? Systems
Manual
• How should the system respond to specific Verify
conditions? Training

• Does actual match design? Acceptance

CBCP® 74

74

CBCP_v2023.10 37
 FPTs: Ready to Test?
Construction

Update OPR

Update Cx Plan

• Components and systems fully installed? Verify

Submittals

• TAB completed? Test

Procedures

Verify Systems

• Construction Checklists completed? Systems

Manual

• Prior to occupancy? Note: Some tests may be Verify

Training
deferred. Acceptance

CBCP® 75

75

FPTs: Who’s Testing?

Construction

• CxA facilitates Update OPR

• Appropriate contractors perform tests Update Cx Plan

(Electrician tests wiring, and Plumber checks Verify

sewage piping, etc.) Submittals

Test
• CxA checks for proper testing and form Procedures

completion Verify Systems

Systems
Manual
Tip: Walk through FPTs and Checklists with Verify

contractors prior to testing; make sure they Training

Acceptance
are clear on all tests and know to distribute
sections to appropriate sub-contractors
if necessary.
CBCP® 76

76

CBCP_v2023.10 38
 FPTs: Test Results
Construction

Update OPR

• Great! Update Cx Plan

Pass • Include results in report

• Does this system require testing
Verify
Submittals

Test
under different conditions? Procedures

Verify Systems
• Document results Systems
• Consider reason for failure Manual
Verify

Fail • Add to Issues Log Training

• Notify responsible party for Acceptance

correction
• Re-test until corrected

CBCP® 77

77

FPTs: Sampling
Construction

Update OPR

For Large or complex facilities– Impractical Update Cx Plan

to test all equipment: Verify

Submittals

• Determine sample group Test

Procedures

• Selection may be outlined in project Verify Systems

scope Systems
Manual

• Sample size will vary depending on

Verify
Training

system/equipment type and criticality Acceptance

CBCP® 78

78

CBCP_v2023.10 39
 FPTs: Sampling Construction

Recommendations
Update OPR

• 100% Major HVAC systems: Update Cx Plan

• Chilled Water Verify

• Condensing Water Submittals

• Heating Hot Water Test

Procedures
• Steam
Verify Systems

• 100% Equipment serving critical areas, for Systems

Manual
example: Verify
Training
• Air handler serving hospital operation rooms
Acceptance
• Ventilator hoods in lab spaces

CBCP® 79

79

FPTs: Sampling Recommendations Construction

Statistically significant sampling of all other Update OPR

equipment, for example: Update Cx Plan

• for 20% Precision and 90% Confidence, Verify

sample size given a population: Submittals

Test
Procedures
Population
4 8 12 16 20 25 30 35 40 45 50 60 70 90 100 125
Size Verify Systems
Sample Systems
4 6 8 9 10 11 11 12 12 13 13 14 14 15 15 16
Size, n Manual
Verify
Training

Acceptance

CBCP® 80

80

CBCP_v2023.10 40
 Construction

Update OPR

Update Cx Plan

Sample FPT: Verify

Submittals

Fan Coil Unit Test

Procedures

Verify Systems

Systems
Manual
Verify
Training

Acceptance

CBCP® 81

81

Construction

Equipment Tag: Building: Tested By:

Site: Date:
Fan-coil Unit Point-to-Point Test
BINARY OUTPUTS
DESCRIPTION POINT NAME FAIL STATE ON/OPEN OFF/CLOSED PASS/FAIL INITIALS DATE NOTES
Supply Fan S/S OFF
Isolation Damper Open/Close Closed

BINARY INPUTS
DESCRIPTION POINT NAME AS FOUND ON/OPEN OFF/CLOSED PASS/FAIL INITIALS DATE NOTES
Supply Fan Status OFF
OFF

ANALOG OUTPUTS
DESCRIPTION POINT NAME FAIL STATE 0% CMD 50% CMD 100% CMD PASS/FAIL DATE NOTES
Outside Air Damper Position 0%
Return Air Damper Position 100%
HW Valve Position 0%
CHW Valve Position 0%

CBCP® 82

82

CBCP_v2023.10 41
 Construction

ANALOG INPUTS
DESCRIPTION POINT NAME BAS VALUE MEASURED UNITS TOLERANCE ERROR CALIBRATE PASS/FAIL DATE NOTES
Discharge Air Temperature °F
Return Air Temperature °F
Mixed Air Temperature °F
Space Temperature °F

HEATING CONTROL VALUE PASS/FAIL INITIALS DATE NOTES

Record the heating control setpoints
Heating OAT lockout
DAT
Supply Fan is running
Cooling remains disabled during entire heating control test
Step 1: Simulate the conditions where there is no call for heating
OA and EA dampers are at the minimum outside airflow position
RA dampers are at 100%
HW heating valves are closed
Step 2: Simulate a call for heating
OA and EA dampers are at the minimum outside airflow position; RA damper is at 100%
Heating valve modulates to maintain temperature setpoint
Release all system overrides
All overrides are released

CBCP® 83

83

Construction

CBCP® 84

84

CBCP_v2023.10 42
 Verify Systems & Assemblies Construction

Comply with OPR

• Review OPR and send them to the Update OPR

• Identify the scope of contractor

Update Cx Plan
systems and assemblies • Meet with contractors to
that can be verified discuss any issues Verify
Submittals
• Verify between 2% to identified
Test
10% of the systems and • Meet with the Owner’s Procedures

assemblies representative to review Verify Systems

• Identify Cx Team findings and project Systems

members for the site schedule Manual

visit • Develop a site visit Verify

Training

• Accomplish verification report and distribute to

the Cx Team Acceptance

• Document identified
installation problems • Update the Issues and
Resolution Log

CBCP® 85

85

Update the Systems Manual

Construction

Update OPR
Test Procedures and test data records
Update Cx Plan
Training plans
Verify
Training records Submittals

Record Drawings Test

Procedures

Materials to Submittal review reports Verify Systems

be added Updated OPR Systems
Manual
Updated BoD Verify
Training
Updated Cx Plan
Acceptance
Updated Issues and Resolution Log
Cx Process Progress Reports

CBCP® 86

86

CBCP_v2023.10 43
 Training Construction

Crucial for O&M Staff to be properly trained for Update OPR

successful building operation!
Update Cx Plan

Verify
Efficient Submittals

Operation Test
Procedures
Reduced Verify Systems
Energy Cost
Systems
& Longer Manual
Equipment Verify
Training
Life!
Acceptance
Proper
Maintenance

CBCP® 87

87

Training: Tips
Construction

Update OPR

• Have a Plan – start defining outline during Update Cx Plan

Design Phase Verify

Submittals

• Focus on specific need of owner and staff Test

Procedures
• Include all building systems and controls Verify Systems

• Incorporate manufacturer Systems

Manual
operation/training materials Verify
Training
• Define format, topics, and schedule Acceptance

CBCP® 88

88

CBCP_v2023.10 44
 Training: Documentation Construction

Update OPR

• Use Systems Manual Update Cx Plan

• Document and provide agenda and Verify

Submittals
schedule Test
Procedures
• Provide staff with all training materials Verify Systems

• Use handouts Systems

Manual
• Record session for new employees Verify
Training

Acceptance

CBCP® 89

89

Acceptance of Construction Construction

Phase Cx Process Activities

Update OPR

• The Cx Process should include the formal Update Cx Plan

acceptance by the Owner of the systems Verify

Submittals

manual, verified test reports, and training Test

Procedures

reports, consistent with appropriate Verify Systems

recommendations of the CxA and other Systems

Manual
Cx Team members. Verify
Training

Acceptance

CBCP® 90

90

CBCP_v2023.10 45
 Construction

Deliverables: Construction Phase

Who’s Who Uses the
Deliverable Who gives Input?
Responsible? Document?
Contractors, CxA,
FPT Forms CxA
Design Teams Contractors
Completed CxA, CxA,
Contractors
Checklists Design Teams Contractors
Contractors, O&M Staff,
Systems Manual
CxA Design Teams, Contractors,
Update
O&M Staff Design Team
Contractors, Owner, Contractors,
Issues Log Update CxA
Design Teams Design Team

CBCP® 91

91

Deliverables: Construction Phase

Construction

cont’d

Who’s Who Uses the

Deliverable Who gives Input?
Responsible? Document?
CxA,
Completed FPTs Contractors CxA
Contractors
Owner, O&M Staff,
CxA, Contractors,
Training Plan CxA Contractors,
O&M Staff
Design Teams
Owner, Contractors, CxA,
Cx Plan Update CxA
Design Teams Contractors

CBCP® 92

92

CBCP_v2023.10 46
 New Building Cx Phases
Occupancy/
Occupancy/ Ongoing
Pre-Design Design Construction
Operations
Operations Cx

Cx Team BoD Update OPR Deferred

Testing
Deliverables: Update Cx Plan Update Cx Plan System
Optimization
Cx Process
Requirements Verify Submittals
OPR Lessons Learned
Construction
Test Procedures
Cx Plan Checklists Final Cx Report
Systems Manual
Verify Systems Final Systems
Outline
Issues Log Manual
Training
Systems Manual
Requirements

Design Submittals Verify Training

Design Sbmittals

Acceptance Acceptance

CBCP® 93

93

Occupancy
Phase

Complete Optimize Lessons

Deferred Testing System Learned

Update
Issues Log
Final
Cx Plan

Final
Systems Manual

Acceptance

Ongoing
Commissioning
CBCP® 94

94

CBCP_v2023.10 47
 Deferred and Seasonal Testing
Occupancy/
Operations

Deferred
Testing
System

• Systems may require tests during certain

Optimization

Lessons Learned
loading or outdoor conditions not
available during the Construction Phase Final Cx Report

Final Systems

• May require both winter and summer Manual

testing
• Other tests not able to be completed
during the Construction Phase

CBCP® 95

95

Issues Log Update Occupancy/

Operations

Deferred
Testing
System
Optimization

• Address open items from Issues Log Lessons Learned

Final Cx Report
• May require contractor callbacks
Final Systems
Manual
• Update Issues Log

• Add new issues from deferred testing

CBCP® 96

96

CBCP_v2023.10 48
 System Optimization Occupancy/
Operations

Deferred
Testing

• Actual facility operation may vary from System

Optimization

planned operation Lessons Learned

• Fine-tune system performance based on Final Cx Report

actual operation Final Systems

Manual

• Adjust control sequences to meet actual

building schedules
• Adjust comfort setpoints

CBCP® 97

97

Lessons Learned Occupancy/

Operations

Deferred
Testing

• Involve representatives from all phases System

Optimization

and entities Lessons Learned

• “Lessons Learned Workshop” Final Cx Report

recommended Final Systems

Manual

• Document successes and possible

improvements
• Share final document with all parties

CBCP® 98

98

CBCP_v2023.10 49
 Cx Report: Occupancy Phase
Occupancy/
Operations

Deferred
Testing
System
Final Optimization
Cx Process Plan
Lessons Learned

Updated Final Cx Report

Testing Reports
Final Systems
Manual
What’s Updated
Issues Logs
Changed?
Plan for
Open Issues

Summary of
Optimization Efforts

Plan for
Ongoing Commissioning

CBCP® 99

99

Final Cx Report: Outline Occupancy/

Operations

Deferred
Introduction Testing
System
• General Building Information Optimization

Lessons Learned

Overview
Final Cx Report

• Purpose of Cx Plan Final Systems

Manual
• Cx Team members
• Goals and objectives
• Project scope (systems to be commissioned)

Management Plan

• Roles of team members

• Specifications and general protocol for project

CBCP® 100

100

CBCP_v2023.10 50
 Final Cx Report: Outline cont’d Occupancy/
Operations

Deferred
Testing

Commissioning Process System

Optimization

Lessons Learned
• Scoping meeting (OPR)
• Project schedule Final Cx Report

• Final Cx Plan Final Systems

Manual
• BoD
• Submittals and reviews
• Checklists and FPTs
• O&M manuals
• Training documentation
• Corrected deficiencies
• Facility and system evaluations

CBCP® 101

101

Final Systems Manual

Occupancy/
Operations

Deferred
Testing
System
• Updated and Delivered during Optimization

Occupancy Phase Lessons Learned

Final Cx Report
• Include deferred testing results Final Systems
Manual
• Include additional training provided
• Update with changes to building
functions/operations

CBCP® 102

102

CBCP_v2023.10 51
 Occupancy/

Deliverables: Occupancy Phase Operations

Who’s Who Uses the

Deliverable Who gives Input?
Responsible? Document?
Deferred Testing Contractors or CxA CxA, Contractors,
CxA or Contractor
Reports Design Teams O&M Staff

Issues Log Contractors, Owner, Contractors,

CxA
Update and Report Owner, O&M Staff O&M Staff, CxA

Design Teams,
Final Owner,
CxA Contractors,
Systems Manual O&M Staff
O&M Staff

Owner, Design Teams,

Final Owner,
CxA Contractors,
Cx Report O&M Staff
O&M Staff

Ongoing CxA, Owner, O&M Staff,

Owner
Commissioning Plan O&M Staff CxA

CBCP® 103

103

New Building Cx Phases

Occupancy/ Ongoing
Ongoing
Pre-Design Design Construction Operations Cx
Cx

Update OPR to Reflect Building

Operational Changes

Update BoD and Systems Manual

for System/Operational Changes

Ongoing Performance Evaluations

Ongoing Training of Staff

CBCP® 104

104

CBCP_v2023.10 52
 Ongoing Commissioning Ongoing
Cx

• Not formally included in New Building Commissioning

Process
• Completed at discretion of Owner (although
recommended)
• Includes periodic repetition of:
• Functional Performance Tests
• Data monitoring and trending
• Fault detection monitoring

CBCP® 105

105

Recommended Ongoing Tasks Ongoing

Cx

• Training of staff
• New staff members
• New equipment or operating schedules
• Updates to Systems Manual
• Change in occupancy schedules
• New installation/replacement of equipment
• Change in facility use
• Benchmarking of facility energy performance
• Compared to similar buildings
• Compared to prior performance

CBCP® 106

106

CBCP_v2023.10 53
 Appendix M2.1: Definitions

Acceptance

• Formal confirmation, typically from the Owner, indicating the topic in

question meets requirements and the process may continue.

Architect/Engineer (A/E)

• Design team(s) responsible for architectural and/or engineering work.

Basis of Design (BoD)

• Document containing explanations for all design decisions in order to

meet the Owner’s Project Requirements (OPR). The document should
include a narrative description as well as calculations, assumptions, and
product selections.

CBCP® 107

107

Appendix M2.1: Definitions cont’d

Benchmarks

• Standards and goals developed to compare the building’s energy use and
performance with similar buildings.

Commissioning Authority/Agent

• Person or team selected by the owner to plan, lead, schedule, and

facilitate commissioning team, activities and events during the
commissioning process.

Commissioning Plan

• A document that lists the organization, schedule, allocation of resources

as well as documentation requirements of the commissioning process.

CBCP® 108

108

CBCP_v2023.10 54
 Appendix M2.1: Definitions cont’d

Commissioning Team
• The team is consisted of CxA, Owner, A/E, Construction
Manager/General Contractor, Sub-Contractors, Maintenance and
Operations Personnel as well as Occupants.

Construction Checklists
• Contractor and CxA use this form to confirm that appropriate components are
on-site, ready for installation, correctly installed, set up, calibrated and functional.

Functional Performance Test (FPT)

• System tests by manual (direct observation) and monitoring (data-logging/
trending) methods, testing dynamic functional operation of components,
equipment and systems.

CBCP® 109

109

Appendix M2.1: Definitions cont’d

Functional Performance Test (FPT) Procedure
• In order to well conduct tests on component, equipment, assemblies, systems,
and interactions among systems, protocol is developed to define methods, steps,
personnel and acceptance criteria for tests.

Issues Log
• Formal and on-going record of problems or concerns and resolutions raised by
members of the commissioning team during the course of the commissioning
process.

Operations and Maintenance(O&M) Manual

• Description of crucial components of each system or piece of equipment and
explanations about operating and maintaining methods for optimum
performance.

CBCP® 110

110

CBCP_v2023.10 55
 Appendix M2.1: Definitions cont’d

Owner’s Project Requirements (OPR)

• Document detailed functional project requirements as well as the

expectation of the building’s use and operations.

Owner’s Representative or Project Manager (Owner)

• Contracting and managing authority for the Owner, who supervises the
design and/or construction of the project.

Systems Manual

• Includes all information used for optimum performance of the building

systems. Much of the Systems Manual cannot be found in traditional
vendor O&M Manuals.

CBCP® 111

111

Appendix M2.2: Industry Guidelines

• ASHRAE (American Society of Heating, Refrigeration,
and Air Conditioning Engineers)
www.ashrae.org
• NIBS (National Institute of Building Sciences)
www.nibs.org
• AABC (Associated Air Balancing Council) – ACG
www.aabchq.com
• BCA (Building Commissioning Association)
www.bcxa.org

CBCP® 112

112

CBCP_v2023.10 56
 Appendix M2.2: Industry Guidelines,
cont.
• PECI (Portland Energy Conservation Institute)
www.peci.org
• NEBB (National Environmental Balancing Bureau)
www.nebb.org
• Energy Star
www.energystar.gov

https://www.ashrae.org/technical-resources/bookstore/commissioning-essentials

CBCP® 113

113

End

114

CBCP_v2023.10 57