What

Constitutes a
Quality
Commissioning Job?
Agenda
Preconstruction Services
Brian Toevs, PE
Construction Services
Rusty Ross, PE, LEED
TM
, CxA
Client Relationship
Mark Leafstedt, PE CCP CxA
Commissioning Process
Project Timeline
PLANNING DESIGN CONSTRUCTION ACCEPTANCE OPERATIONS
Design Intent/
Owners Project
Requirements

Functional
Testing
Cx
Report

O & M Document
Review
Construction
Checklists

Submittal
Review
Basis of
Design
Review
Spec
Review

Design Document
Review

Training
Review

Seasonal
Testing

Warranty
Review
Pre-Functional
Testing
Start-up

Owners Requirements
Owners need help defining their needs
We can help

Get in early - During Predesign
Attend meetings during Schematic Phase
Attend more than one meeting
Be an active member of the team
Write the OPR for the owner

Owners Requirements
Help the Architect write the OPR
Initiate 1
st
draft of the Basis of Design
Then turn it over to the designers
Be Proactive, Invite your self to the party
OR
Better yet - have your own party
Owners Requirements
Have a Core Values party
Participants should Include:
Owner
User Group Members and Leaders
Maintenance staff
Architect / Engineer
Contractors / CM
Plan for to full day, for the exercise

Owners Requirements
Participants are educated
We get "buy in"
Educational process accelerated
Decisions verified
Adversity diminished
Nuances of organization learned
Design process expedited

Remember: The OPR is a
non technical document,
that describes what needs
to happen for the Owner to
call this project a success.
Owners Requirements
Small groups to work
out concepts

Get input up front
Un-Ravel the Owners
Requirements
Eliminate Preconceived Ideas
Have Break-out
Sessions

Ask questions
Unpack issues
Work through ideas
Discard bad ideas
Create Concepts for discussion
Owners Requirements
Present Ideas to group
Not Complete Designs
Better Direction for team
Owner Requirements better Defined
Two Solutions
Existing Conditions
Design Review
Minimum-Review Systems Commissioned
Best Practice Review Should Include:
Mechanical
Electrical
Architectural
Specifications
Coordination among trades

Design Review
To do a good HVAC review you have to
look at the Architecture
Many HVAC problems are Architectural
Problems
High performance buildings are failing:
Designing smaller HVAC systems
Normal Architectural Detailing

No details on this project address
acoustical corrugated decking
While this detail does
not show it, there is
batts insulation required
under the decking
Acoustical decking allows air to pass into
building on both sides of the corrugations
Batts insulation wont seal the ends,
only filter the air
Roof Insulation
Corrugated Acoustical Roof Decking
Batts Insulation
Concrete Block Wall
Air Pathways
If the Architectural details are unclear the contractor has free
reign to do as much or as little as they want
Cx Specifications
Were not the designers but we can help
Cx spec writing is more than writing Cx
specs
Review Division 1 specs
Review Mechanical specs
Review Electrical specs
Review / Write / Edit Cx Specs

Cx Specifications
Request electronic specifications in
electronic format, i.e. MS Word, Word Perfect
Edit specs with Track Changes
Return electronic specs to designer, for
review and approval
Engineer or Architect-of-record owns the
specs, we are only making suggestions

Cx Specifications
Review Division 1 specs:
Review submittal requirements
Add submittal requirements for Commissioning
Review O&M Requirements, modify submittal date to be just
after submittal approval
Review payment application requirements
Tie payment application to completion of checklist tracking
form
Review substantial completion requirements
Tie Cx completion to substantial completion
Write Division 1 Cx Requirements Spec

Cx Specifications
Review Mechanical Specs:
Edit general requirements to reference Cx
Edit Controls specs
Review quality assurance requirements to be more
Cx friendly
Tighten-up contractor qualifications
List specific individuals assigned to project
Temporary programming / global commands
Trending requirements / memory availability
instrument calibrations

Cx Specifications
Review Mechanical Specs:
Edit TAB Specs
Review quality assurance requirements to be more
Cx friendly
Tighten-up contractor qualifications
List specific individuals assigned to project
Write the Mechanical Cx requirements spec
Develop SVC sheets and checklist tracking
form
Write the Mechanical testing requirements

Bidding
Cx Plan needs to be specific enough to
provide guidance but open enough for
updating
Cx Plan should mirror the spec
requirements
Keep it short, 15 to 20 pages plus
diagrams
Define flow of Cx Process, documentation,
et cetera. Use Flow diagrams

Bidding
To: System
Readiness
Cx
Coordination
Meeting
Update
Cx Plan
Review
Contractor
Schedule
CxA to Receive
Approved
Shop Drawing
Submittals
EOMM and
SOMM
Submittal
Architect Will
Review and
Approve
EOMM and
SOMM
provided to
CxA
Review Construction
Checklist and
Update as Required
Architect and
Owner Will
Review and
Approve
Develop Functional
Test Procedures
Startup
Witnesses
Construction
Checklist
Completion
Equipment Training
Plan Submittal
Completed
Checklists
Submitted
Equipment
Training
Sessions
CxA Will
Review and
Approve
To: Acceptance
System Readiness
Commissioning Process Flow Chart Construction Phase
Bidding
Acceptance
Systems
Training
Sessions
Pa
ss
FTs
Performed
Reports
Written
Functional
Completion
Deficiency
Resolution
No
Yes
To: Warranty &
Deferred Testing
Warranty
Period and
Operations
Review
Deficiency
Resolution
Deferred FTs
Pa
ss
Final Cx
Report
No
Yes
Warranty and Deferred Testing
Commissioning Process Flow Chart Construction Phase
Construction Services
Construction Phase
Document Installation
Prepare for acceptance phase
Acceptance Phase
Functional testing
Owner training
Final report/systems manual
Post Occupancy and Warranty
Opposed season functional testing
Warranty review

Construction Services
Construction Phase
KO meeting for all team members
Review shops
Update Cx plan, PFCs and FPTs
Integrate Cx into construction schedule
Plan for owner preparation
Training Develop execution plan and schedule
Record Documents Review as project progresses
O&Ms/Systems manual Available early
Document installation execute PFCs

Commissioning Plan
Prefunctional Checklists (PFCs)
Chilled Water Piping yes/no
Humidifier Piping
There is adequate room to pull the chilled water coil per M3.3A
Piping arrangement per the detail: CHS hdr - iso valve, pete's plug, thermometer; coil branch - flange, offset
connection for coil pull, B&G circ setter, pete's plug, gauge cock, coil, pete's plug, gauge cock, flange,
offset; return hdr - pete's plug, con
Piping system properly pressure tested for 6 hours at 125PSI per 15050-3.09
Piping system cleaned and properly flushed 15050-3.08
Piping system properly pressure tested for 6 hours at 125PSI per 15050-3.09
Steam piping 2" per sched on M1.1A
Chilled water coil manual air vents installed per coil per the detail on M5.1A
Chilled water coil drains installed per coil per the detail on M5.1A
Thermometers installed 9" 15515-2.02-K
CHS & R piping at the coil is 4 inch per the schedule on sheet M1.1A.
Piping: Iso valve, strainer, union, control valve, union, humidifier, condensate w/ dirtleg(w/ blow down valve).
A cold condensate shut off sensor attached between the control valve & humidifier before the unit and
downstream of the humidifier on the cond
Chilled water coil clean
Steam piping properly connected per the detail on M5.3A
Piping system blown down w/ 5PSI steam and condensate wasted for 8 hours per 15050-3.08
Chilled water piping installed per the detail on M5.1A
Master Deficiency List
Date
Item
#
EQUIP #
/Spec
Section
DATE
REVIEWED
FIV/ FPT/O&M DEFICIENCY RESP. ACTION TAKEN
DATE Cx
VERIFIED
1 Panel HCR2 8/9/2004 FIV
The electrical working clearance for Panel HCR2 is not
per NEC 110. Panel LCR2 blocks the right portion of
the panel width within the 42" reqmt.
CEC
2 Panel LCR2 8/9/2004 FIV
The electrical working clearance for Panel LCR2 is not
per NEC 110. The conduits at the floor in front of the
panel, penetrate the floor in front of the plane of the
panel can.
CEC
3 Panel HN3 8/9/2004 FIV
The electrical working clearance for Panel HN3 may
not be per NEC 110. The transformer and flexible
conduits @ the floor must be 42" from the panel
(exposed live parts).
CEC
4 Panel LCR5 8/9/2004 FIV
The electrical working clearance for Panel LCR5 is not
per NEC 110. The adjacent panel can blocks the right
portion of the panel width within the 36" reqmt.
CEC
5 AHU 1 8/9/2004 FIV
The chilled water coil pull is blocked by the header at
the coil.
B&K
Flanged connections have been provided in
the piping above the coil for piping removal for
coil pull.
JAH
9/20/04
6 RF 5A 8/9/2004 FIV
The relief duct is tapped into the back of the 90 degree
silencer.
B&K
PCA
Relief duct tap into 90
o
silencer approved and
designed by M&I Systems.
JAH
9/20/04
7 RF 5A and B 8/9/2004 FIV
The FSDs at the floor entering the return (see sheet
M406) are not accessible without dismantling a section
of the fabricated return plenum. An access door is not
shown to be installed.
B&K
PCA
Removable access panels have been provided
in the return plenum for access to FSDs.
JAH
9/20/04
Master Deficiency List
February 3, 2005
(latest deficiencies in bold text)
Document Installation
Box access
Document Installation

Incorrect coil piping
Document Installation
Valve access
Document Installation
Lack of welding on grease duct
Construction Services
Acceptance Phase
Start-up
Functional testing
Verify controls
Simple to complex
Single to integrated
Coordinate w/ subs controls, T&B
Owner training
Execute and monitor
Systems training
Final report/systems manual
Monitor Start-up
Construction filters not in place
The Field Team
Functional Performance Tests
(FPTs)
Mode Test Procedure Expected Response Pass Y/N/Note
Command the Chiller on by
the EMS WCM-4 to lead 1. CHW pump started by EMS
Note 3
2. CW isolation valve opens; CW pump starts (interlocked w/ CHP)
3. Cooling tower isolation valve opens and CT is enabled
4. Chiller enabled by EMS
5. Chiller starts when water flows are proven
6. Chiller controls on internal chiller LCHW stpt
7. Valve in CWR modulates to control chiller condenser pressure
Staging sequence WCM 1 >WCM 2 >WCM 3 >WCM 4
Tons = .0417*GPM*(CHWRT-CHWRST)
1. SCHW flow from EMS __________ GPM Load _______ tons Note 4&7
2. When lead chiller is at 90% full load amps, lag chiller#1 begins
start sequence after 15 minutes.
YES
Staging sequence WCM 1 >WCM 2 >WCM 3 >WCM 4
Tons = .0417*GPM*(CHWRT-CHWRST)
1. SCHW flow from EMS __________ GPM Load _______ tons Note 4&7
2. When the average amperage of all operating chillers is above
90% full load amps, lag chiller#2 begins start sequence after 15
minutes.
YES
Open preheat valves to
increase the load above the
capacity of two chillers
Open preheat valves to
increase the load above the
capacity of one chiller
Functional Performance Tests
Construction Services
Post Occupancy and Warranty
Opposed season functional testing
Peak summer
Peak winter
Warranty review
Review building performance w/ owner & O&M staff
Note any deficiencies
Plan of action

Client Relationships
Client Relationships
WHO ARE THE CLIENTS?
Owner? General Contractor? A/E
Consultants?..............Yes
Does the client always hold the Cx contract?
WHAT KIND OF CLIENTS?
Participative or Non-Involved?
Demanding or Relaxed?
Sophisticated or Not?
Clear on Cx Expectations or Not?
HOW DO YOU HANDLE DIFFERENCES?

Client Relationships
IMPORTANCE OF COMMUNICATION
Enlistment of an advocate
Prevent surprises
Build a cooperative environment
Reduce misunderstandings
Speed resolution
Must be clear, concise, factual, non-blaming
Professional use of all forms:
Verbal or written
Cx documents

Client Relationships
WHY DO WE DOCUMENT?
Communication
Set Expectations
Record and track events and results
Legacy
WHAT MAKES OUR DOCUMENTATION
DIFFERENT?
Independent Perspective
Detail
Resolution oriented rather than blame oriented

Client Relationships
WHAT DEFICIENCIES DO YOU BRING TO
THE CLIENT?
All? Cost impact ones? Design ones? Construction
ones? Long Term ones?
Are all logged issues actually deficiencies?
HOW DO WE GET RESOLUTION?
Participate or pull away?
Resolve during or after discovery?
Get Client involved?
Can we reduce the number or deficiencies or time it
takes to resolve them?

Client Relationships
SUMMARY
Communicate
Be Professional
Listen
Communicate
Document
Participate
Communicate