Description
COMMISSIONING PLAN For The
PROJECT NAME Commissioning Plan Overview The purpose of the Commissioning Plan is to provide a clear and concise roadmap for the implementation of the commissioning process and to provide a record of the results of the commissioning process. Since the Commissioning Plan contains the results of the process, it can be considered a living document where the results are added throughout the process. Therefore, to simplify the upkeep of the document, the basic process and procedures to be followed throughout the project are detailed in the main body of the Commissioning Plan. The materials and information that are developed during the commissioning process are included in the appendices.
Systems to Be Commissioned The systems and equipment to be commissioned are outlined in the table below.
Systems to Be Commissioned System
Pre‐Functional Checklists
Equipment Startup
Functional Testing
Sampling Rate
Remarks
Div 22 ‐ Plumbing Domestic Cold/Hot Water Heaters
Yes
Yes
Yes
100%
P, BAS
Eyewash Showers
No
No
Yes
100%
P
Medical Gas System
No
No
No
NA
P –Installation only
Commissioning Plan – Nov 2013
Date
Page 1.1
Systems to Be Commissioned System
Pre‐Functional Checklists
Equipment Startup
Functional Testing
Sampling Rate
Remarks
Mixing Stations
No
Yes
Yes
100%
P
Trap Primers
No
No
Yes
100%
P
Div 23 – HVAC Air Handling Units
Yes
Yes
Yes
100%
H, P, E, BAS, TAB
OR Air Handling System
Yes
Yes
Yes
100%
H, P, E, BAS, TAB
Makeup Air Units
Yes
Yes
Yes
100%
H, P, E, BAS, TAB
Heating Water/Chilled Water Coils Pipe Correctly
Yes
Yes
Yes
100%
H, P, BAS, TAB
Chilled Water System
Yes
Yes
Yes
100%
H, P, E, BAS, TAB
Boiler System
Yes
Yes
Yes
100%
H, E, BAS, TAB
Condensate Return Systems
Yes
Yes
Yes
100%
H, BAS
Building Automation System
Yes
Yes
Yes
100%
H, BAS, TAB
VAV/CV Boxes
Yes
Yes
Yes
TBD
H, E, BAS, TAB
Venturi Air Valves
Yes
Yes
Yes
100%
H, E, BAS, TAB
Fan Coil Units
Yes
Yes
Yes
100%
H, E
Steam System (Including PRV)
Yes
Yes
Yes
100%
H, TAB
Stairwell Pressurization Fans
Yes
Yes
Yes
100%
H, E, BAS, TAB
Exhaust Fans
Yes
Yes
Yes
100%
H, E, BAS, TAB
Laboratory Exhaust System
Yes
Yes
Yes
100%
H, E, BAS, TAB
Commissioning Plan – Nov 2013
Date
Page 1.2
Systems to Be Commissioned System
Pre‐Functional Checklists
Equipment Startup
Functional Testing
Sampling Rate
Remarks
Laboratory Ventilation System
Yes
Yes
Yes
100%
H, E, BAS, TAB
Reheat Coils
Yes
Yes
Yes
100%
H, E, BAS, TAB
Radiant Panels
Yes
Yes
Yes
100%
H, E, BAS, TAB
Computer Room HVAC Systems
Yes
Yes
Yes
100%
H, E, BAS, TAB
Ductwork - Pressure Testing
Yes
No
No
TBD
H, TAB – Witness
Piping - Flushing
No
No
No
TBD
H, TAB – Witness
Piping - Pressure Testing
No
No
No
TBD
H, TAB – Witness
Div 26 – Electrical Utility service entrance Switchgear Standby Generator Systems Generator Paralleling Switchgear Generator Power Distribution Systems Utility Power Unit Substations Generator Power Unit Substations Automatic Transfer Switches Normal Power Distribution Systems Life Safety Power Distribution Systems Commissioning Plan – Nov 2013
Yes
Yes
Yes
100%
E
Yes
Yes
Yes
100%
E
Yes
Yes
Yes
100%
E
Yes
Yes
Yes
100%
E
Yes
Yes
Yes
100%
E
Yes
Yes
Yes
100%
E
Yes
Yes
Yes
100%
E
Yes
Yes
Yes
TBD
E
Yes
Yes
Yes
100%
Date
E Page 1.3
Systems to Be Commissioned System Critical Power Distribution Systems Essential Equipment Power Distribution Systems Lighting Controls
Pre‐Functional Checklists
Equipment Startup
Functional Testing
Sampling Rate
Remarks
Yes
Yes
Yes
100%
E
Yes
Yes
Yes
100%
Yes
Yes
Yes
TBD
E
E
E
Div 27 - Communications Nurse Call / Code Blue Public Address and Mass Notification Systems Healthcare Intercommunications and Program Systems
Yes
Yes
Yes
TBD
Yes
Yes
Yes
TBD
Yes
Yes
Yes
TBD
E
E
Div 28 – Electronic Safety and Security Fire Detection and Alarm Systems UPS Systems
Yes
Yes
Yes
TBD
E
Yes
Yes
Yes
100%
E
Notes:
H ‐ TAB ‐ E ‐ P ‐ BAS ‐
Heating Testing, Adjusting and Balancing Electrical Plumbing Building Automation and Controls
Commissioning Plan – Nov 2013
Date
Page 1.4
Commissioning Communications and Document Distribution The following table outlines the submittal and distribution requirements for various documents used in the commissioning process.
Communication Distribution Matrix
Document
Prepared by:
Submitted to:
Copies to:
Comments
Pre-Design Meeting Minutes
Owner's Project Requirements
Basis of Design (Design Narrative)
CxA
Owner
Design Team
Owner
Design Team
Design Team
CxA
Owner
CxA
CM
CM
Commission Specification
CxA
Design Team
Owner
Preliminary Commissioning Plan
CxA
Owner
Design Team
CM
Design Development Documents
Commissioning Plan – Nov 2013
Design Team
Date
CxA
Page 1.5
Communication Distribution Matrix
Document
Prepared by:
Submitted to:
Copies to:
Comments
DD Review Comment Log
CxA
Owner
Construction Documents
Design Team
CxA
CD Review Comment Log
CxA
Owner
Commissioned Systems Narrative
Design Team
Owner
CxA
Design Team
Design Team
Commissioned Systems Single Line Diagram
Design team
CxA
Owner
Final Commissioning Plan
CxA
Owner
Design
CM
CxA
Design Team
CM
HC
PC
EC
Construction Kick off Meeting Minutes
CM
Owner
Architect Duration Schedule for Commissioning Activities
Commissioning Plan – Nov 2013
CxA
Date
Owner
Initial submission included in Final Commissioning Plan
Page 1.6
Communication Distribution Matrix
Document
Prepared by:
Submitted to:
Copies to:
Comments
Submittals and Shop Drawings on Commissioned Systems
CM
GC
CxA
Submittals and shop Drawings are submitted to the Design Team as separate submission
CM
GC
Design team comments and/or approval provided separately
HC
PC
EC
Owner
GC HC PC EC
Submittal and Shop Drawing Comment Log
Construction Phase Controls Meeting Minutes
Pre-Functional Checklists
Commissioning Plan – Nov 2013
CxA
CxA
CxA
Date
Design Team
BAS
HC
Owner
GC
CM
PC
HC
EC
Page 1.7
Communication Distribution Matrix
Document
Prepared by:
Submitted to:
Copies to:
Comments
Executed Pre-Functional checklists
CM
CxA
CxA
CM
GC
HC
PC
EC
BAS
Owner
CM
GC
HC
HC PC EC GC Contractor Startup Reports
CM HC PC EC GC
Contractor Startup Report Comment Log
Preliminary Functional Test Procedures
Commissioning Plan – Nov 2013
CxA
CxA
Date
Page 1.8
Communication Distribution Matrix
Document
Prepared by:
Submitted to:
Copies to:
Comments
Preliminary Functional Test Procedure Comments
Owner
PC
EC
BAS
CxA
Owner
CM
GC
HC
PC
EC
BAS
Owner
CM GC HC PC EC BAS
Final Functional Test Procedures
Executed Functional Test Procedures
Commissioning Plan – Nov 2013
CxA
CxA
Date
Page 1.9
Communication Distribution Matrix
Document
Prepared by:
Submitted to:
Copies to:
Comments
TAB Plan
TAB Plan Review Comment Log
TAB Final Report
TAB Final Report Comment Log
O & M Manuals
O & M Manual Comment Log
TAB
CxA
TAB
CxA
CxA
CxA
CxA
TAB
HC
Design Team
Owner
Design Team
Design Team
CxA
HC
Owner
TAB
Design Team
Design Team
CxA
Design Team
CxA
Design Team
CxA
Owner
Systems Manual Review Comments
Owner
CxA
Date
Owner
Systems Manual
Commissioning Plan – Nov 2013
Page 1.10
Communication Distribution Matrix
Document
Prepared by:
Submitted to:
Copies to:
Comments
Training Plans
HC
CxA
PC
Owner
CM
EC GC Training Plan Comment Log
Warranty and Other Closeout Documents
HC
Owner
PC
CM
EC
GC
HC
CM
CxA
PC
GC
Design Team
CxA
CM
Owner
Design Team
GC
CxA
Owner
CM
GC
HC
PC
EC
Design
CxA
EC GC Warranty and Closeout Comment Log
Systems Functional Testing and Field Reports
Commissioning Plan – Nov 2013
Date
Page 1.11
Communication Distribution Matrix
Document
Prepared by:
Submitted to:
Copies to:
Comments
Team
Construction Observations Field Reports
CxA
Owner
CM
Preliminary Commissioning Report
CxA
Owner
Commissioning Report Review Comments
Owner
CxA
Final Commissioning Report
CxA
Owner
Construction Meeting Minutes
Architect
Owner
Commissioning Status Reports
Commissioning Plan – Nov 2013
CxA
Date
Owner
CM
All Contract ors
Designe rs
All Contract ors
CxA
Design Team
Page 1.12
Communication Distribution Matrix
Document
Prepared by:
Submitted to:
Copies to:
Comments
Master Issues Log
CxA
Owner CM
BAS
HC
PC
EC
GC
TAB
Designe rs
Change Orders, ASI, RFI
Design Team
Owner
CxA
Deferred/Seasonal Testing Field Report
CxA
Owner
BAS
HC
PC
EC
GC
TAB
Designe rs
Deferred/Seasonal Executed Functional Test Procedures
Commissioning Plan – Nov 2013
CxA
Date
Owner
Page 1.13
Communication Distribution Matrix
Document
Prepared by:
Submitted to:
Copies to:
Comments
Lesson Learned/Warranty Review Meeting Minutes
CxA
Master Issues Log
CxA
Commissioning Plan – Nov 2013
Date
Owner
CM
Design Team
Owner
Page 1.14
COMMISSIONING TEAM ROLES AND RESPONSIBILITIES Commissioning Team Roles and Responsibilities
Project Phrase
Cx Task
Description
Team Member
Responsibility
Design
Design
Review Review Owner's Project Owner's Project Requirement document. Requirements
Review Design Narrative
Review the Design Narrative
Owner
Prepare and issue Owner's Project Requirements based on specific requirements.
CxA
Review and comment on Owner's Project Requirements. Submit comments to Owner
Design Team
Review for understanding project requirements.
Owner
Receive and distribute Basis of Design documents to CxA.
Review Design Narrative document.
Provide comment log to Owner and Design Team.
CM
CxA
Commissioning Plan – Nov 2013
Date
Page 1.15
Commissioning Team Roles and Responsibilities
Project Phrase
Cx Task
Description
Team Member
Responsibility
Design
Commissioning Specifications
Prepare Commissioning Specifications
Design Team
Prepare Design Narrative to describe design approach.
Owner
Review, comment and approve Cx specifications as part of project manual review.
Prepare Cx Specifications Sections.
Prepare systems commissioning specifications.
Design Team
Incorporate commissioning specifications into Project Manual.
Owner
Review Cx Plan.
CM
Provide comments to Cx.
Design Team
Review Cx Plan relative to Design Team roles and responsibilities.
Owner
Review and approve Commissioning Plan.
Provide comments to CxA.
CM
CxA
Design
Preliminary Commissioning Plan
Construction
Final Commissioning
Prepare Preliminary Commissioning Plan that describes the Commissioning Process, Commissioning Team with specific Roles and Responsibilities. The Commissioning Plan will include description of systems to be commissioned. Based on the final construction documents, update the preliminary Commissioning Plan to identify
Commissioning Plan – Nov 2013
Date
Page 1.16
Commissioning Team Roles and Responsibilities
Project Phrase
Cx Task
Description
Team Member
Responsibility
Plan
specific systems to be commissioned. The Final Commissioning Plan will also include specific individual roles and responsibilities and preliminary Pre-Functional Checklists and Functional Test Plans for systems to be commissioned.
CM
CxA
Design Team
BAS
TAB
Construction
Construction Commissioning Kick Off
Conduct an initial commissioning meeting with Contractors and commissioning team members. The purpose of the meeting will be
Commissioning Plan – Nov 2013
Owner
Date
Review Cx Plan relative to CM and installing subcontractor's roles and responsibilities.
Provide comments to CxA.
Prepare Final Commissioning Plan.
Prepare preliminary Pre-Functional Checklists.
Prepare Preliminary Systems Functional Performance Test Procedures.
Issue to Owner.
Incorporate comments into Cx Plan revisions as necessary. Review Cx Plan relative to Design Team roles and responsibilities.
Provide comments to Owner.
Review Cx Plan relative to BAS roles and responsibilities.
Provide comments to CxA.
Review Cx Plan relative to TAB roles and responsibilities.
Provide comments to CxA.
Review commissioning schedule data.
Coordinate with Contractors to incorporate commissioning activities into project schedule.
Page 1.17
Commissioning Team Roles and Responsibilities
Project Phrase
Cx Task
Description
Team Member
Responsibility
meeting
Construction
Submittal and Shop Drawing Review List
to establish the purpose and proposed process for commissioning this facility in the construction, acceptance and warranties phases of the project. Review the individual roles and responsibilities of each participating commissioning team member as specified in the Construction Documents
Based on final construction documents, prepare a list of selected submittals and shop drawings for review by the Commissioning Agent.
Commissioning Plan – Nov 2013
Prepare and issue commissioning activities schedule, including durations and procedures.
Review project schedule prepared by CM.
Design Team
None.
CM
Incorporate commissioning activities into Master Construction Schedule.
BAS
Review project schedule prepared by CM.
TAB
Review project schedule prepared by CM.
Owner
None.
CxA
Prepare list of submittals and shop drawings to be provided to the CxA.
Design Team
None.
BAS
None.
TAB
None.
CxA
CM
Date
Page 1.18
Commissioning Team Roles and Responsibilities
Project Phrase
Cx Task
Description
Team Member
Responsibility
Construction
Controls Meeting
Schedule, facilitate and attend meeting.
Conduct Meeting.
Attend Meeting.
Coordinate and schedule Mechanical, Electrical and Controls Electrical sub-contractors to attend meeting.
BAS
Attend meeting.
TAB
None.
After receipt of the Controls Owner Submittal, participate in or conduct meeting with the Owner's representatives, Owner's Control Vendor, Owner's TAB contractor, CxA Mechanical/Electrical Design team, mechanical sub-contractor to review the Controls Submittal and mechanical/ electrical systems to be installed. Design Team Focus will be on how the selected sequences of operation interact with the mechanical/ electrical systems and how well they meet GC the owner's requirements.
Commissioning Plan – Nov 2013
Date
Page 1.19
Commissioning Team Roles and Responsibilities
Project Phrase
Cx Task
Description
Team Member
Responsibility
Construction
Pre-Functional Checklists
Prepare Pre-Functional Checklists for systems, components and/or equipment to be commissioned. These Pre-Functional Checklists will be used to document completion of system, component and/or equipment installation and to determine system readiness for functional testing. Pre-Functional Checklists should be completed by the installing contractors to document the installation process. Completed Pre-Functional Checklists are to be submitted to the commissioning agent a minimum of seven days prior to testing. Completed PreFunctional Checklists will be spot checked by the commissioning
Commissioning Plan – Nov 2013
Owner
Review checklists.
CM
Provide comments to CxA.
CxA
Prepare preliminary checklists.
Issue to Owner for review.
Incorporate changes into final checklists as necessary.
Design Team
None.
CM
Provide copies of sub-contractor QC installation checklists to CxA for review.
Review checklists prepared by CxA.
Provide comments to CxA.
GC
Date
Page 1.20
Commissioning Team Roles and Responsibilities
Project Phrase
Cx Task
Description
Team Member
Responsibility
agent to verify systems are ready for testing.
Review checklists prepared by CxA.
Provide comments to CxA.
Review checklists prepared by CxA.
Provide comments to CxA.
Owner
Receive and distribute Contractor Startup Reports.
CxA
Witness selected contractor equipment startups.
Review selected Contractor Startup Reports.
Provide comment log to Owner.
Design Team
Review Contractor Startup Reports.
cm
Complete Contractor Startup Reports.
BAS
TAB
Construction
Review Contractor Equipment Startup Reports
Commissioning agent will review selected equipment startup reports prepared by installing contractor. Commissioning Agent will witness selected equipment startup procedures. Seven days prior notice is required to schedule commissioning agent witnessing the startup.
Commissioning Plan – Nov 2013
Date
Page 1.21
Commissioning Team Roles and Responsibilities
Project Phrase
Cx Task
Description
Team Member
Responsibility
Construction
Prepare Functional Test Procedures
Based on final construction documents (including applicable changes), and approved submittals, prepare Functional Test Procedures for systems to be commissioned. Draft Functional Test Procedures will be issued for review by owner, installing contractors and BAS Vendor. Final Functional Test Procedures will be prepared incorporating review comments received from owner, contractors or BAS Vendor.
Issue to CxA.
BAS
Review selected Contractor Startup Reports.
TAB
Review selected Contractor Startup Reports.
Owner
Review preliminary Functional Test Procedures.
CM
Provide comments to CxA.
CxA
Prepare preliminary Functional Test Procedures.
Issue to Contractor and BAS.
Incorporate comments into final Functional Test Procedures as necessary.
Design Team
None.
CM
Distribute preliminary Functional Test Procedures to MC, EC and other installing sub-contractors.
Review preliminary Functional Test Procedures.
Provide comments to CxA.
Review preliminary Functional Test Procedures.
Provide comments to CxA.
GC
BAS
Commissioning Plan – Nov 2013
Date
Page 1.22
Commissioning Team Roles and Responsibilities
Project Phrase
Cx Task
Description
Team Member
Responsibility
Review preliminary Functional Test Procedures.
Provide comments to CxA.
Distribute TAB Plan to CxA and Design Team.
Review TAB Plan.
Provide comment log to Owner, CM and TAB.
Design Team
Review and approve TAB Plan.
CM
Review TAB Plan.
Provide comments to TAB.
Review TAB Plan.
Provide comments to Owner and CxA.
Prepare preliminary TAB Plan.
Issue to CxA and Owner.
Incorporate comments into Final TAB Plan as necessary.
Owner
Distribute TAB report to Design Team, and CxA.
CM
Approve TAB Report in consultation with Design Team and CxA.
TAB
Construction
TAB Plan Review
Review HVAC systems Test and Balance Plan prepared by the TAB Vendor. Review will be to determine general conformance with owner's requirements.
Owner CM
CxA
BAS
TAB
Construction
TAB Report Review
Review TAB Report prepared by TAB vendor following system air and water balancing. Review will be focused on TAB results that
Commissioning Plan – Nov 2013
Date
Page 1.23
Commissioning Team Roles and Responsibilities
Project Phrase
Cx Task
Description
Team Member
Responsibility
affect system performance and/or commissioning. Specific attention will be given to equipment installation and operational issues identified by the TAB vendor.
Review TAB report.
Provide comments to Owner and Design Team.
Design Team
Review and provide recommendations to Owner.
CM
Review and submit TAB Report.
BAS
None.
TAB
Provide preliminary TAB data (daily worksheets) to CxA for preliminary review.
Prepare TAB Report.
Issue TAB report to HC, Owner and CxA.
Owner
Distribute O & M Manuals to CxA and Design Team.
CM
Review and approve O & M Manuals.
CxA
Review O & M Manuals.
Provide comment log to Owner.
Design Team
Review O & M Manuals.
HC
Prepare and issue O & M Manuals to GC.
CxA
HC GC
Construction
Review O & M Manuals
Review Operations and Maintenance Manuals submitted by contractors. Manuals will be reviewed for clarity, organization, usability and general conformance with specifications and owner's requirements.
Commissioning Plan – Nov 2013
Date
Page 1.24
Commissioning Team Roles and Responsibilities
Project Phrase
Cx Task
Description
Team Member
Responsibility
PC EC
Construction
Construction
Prepare Systems Manuals for commissioned systems
Review Training Plans
Prepare detailed systems manuals for commissioned systems. The manuals will provide operating staff the information needed to understand and optimally operate the commissioned systems. The manuals will describe system design, components, capacity and sequences of operations. Manuals will include descriptions of interactions with other systems and common systems failure modes and responses.
Review contractor and manufacturer training plans ad agendas for general conformance with specifications and owner's
Commissioning Plan – Nov 2013
BAS
Prepare and issue BAS O & M Manuals to HC.
TAB
None.
Owner
Review and approve Systems Manuals.
CxA
Using O & M Manuals, Basis of Design, and Construction Documents, prepares Systems Manual.
Design Team
Provide Single Line Diagrams and System Narratives.
Owner
Schedule and facilitate training sessions.
CM
Maintenance staff attends training sessions.
Date
Page 1.25
Commissioning Team Roles and Responsibilities
Project Phrase
Cx Task
Description
Team Member
Responsibility
requirements. Observe selected training for quality of training and for general conformance with training plan and agenda.
Review Training Plans.
Provide comment log.
Witness selected training sessions.
Design Team
None.
CM
In conjunction with installing sub-contractors and/or manufacturers' representatives, conduct training sessions.
BAS
Conduct BAS training sessions.
TAB
None.
Owner
Distribute warranty documents to Maintenance Staff.
CM
Review and approve warranty documents.
CxA
Review warranty documents.
Provide comment log.
Design Team
Review warranty documents and provide comments.
CM
Prepare and issue warranty documents.
Incorporate comments into final warranty documents.
CxA
HC PC EC
Construction
Warranty Review
Review contractor's and manufacturer's warranties for general conformance with specifications and owner's requirements.
Commissioning Plan – Nov 2013
Date
Page 1.26
Commissioning Team Roles and Responsibilities
Project Phrase
Cx Task
Description
Team Member
Responsibility
Prepare and issue warranty documents for BAS.
Incorporate comments into final warranty documents.
Owner
Schedule, facilitate and witness systems functional testing.
CM
Maintenance staff should assist in functional testing as additional systems training opportunity.
CxA
Witness systems functional testing using previously prepared Functional Test Procedures.
Document systems testing on Functional Test Procedures.
Issue Field Reports to document deficiencies.
Update Master Commissioning Issues Log to document and track deficiencies.
Design Team
Review test documentation.
CM
HC and EC to conduct functional testing by operating systems in accordance with functional test procedures.
Make corrections, repairs or adjustments to systems during testing as directed by the Owner.
Correct outstanding deficiencies after testing as directed by the Owner.
Report corrective actions to Owner and CxA upon completion.
BAS
Construction
Systems Functional Testing
Witness and document functional testing for systems to be commissioned. Testing will be conducted as detailed on the specific Functional Test Plan for each system to be commissioned. Functional testing will require support from the HC, EC, BAS and TAB Vendors. Installing contractors should be available to respond to issues and problems identified during testing.
HC EC
Commissioning Plan – Nov 2013
Date
Page 1.27
Commissioning Team Roles and Responsibilities
Project Phrase
Cx Task
Description
Team Member
Responsibility
Conduct functional testing by operating BAS in accordance with CxA directions and functional test procedures.
Assist in troubleshooting and corrective action as necessary.
Assist functional testing as directed by the Owner and functional test procedures.
Verify selected BAS data by spot measurements of air and/or water balancing data.
Owner
Approve retesting as recommended by CxA.
CM
Schedule and coordinate retesting.
CxA
Make recommendations for necessary retesting.
Coordinate with Owner to schedule retesting after deficiencies are corrected.
Design Team
None.
CM
Make necessary system repairs, adjustments and/or corrections prior to retesting.
Coordinate retesting as directed and approved by the Owner.
Conduct systems retesting by operating systems as directed by Owner and functional test procedures.
BAS
TAB
Construction
Systems Functional Retesting
Retest systems with deficiencies as recommended by the CxA and directed by the owner. (Note: Retesting is not included in the scope of commissioning services and is provided as an additional service. The costs associated with retesting maybe recovered from the Contractors in accordance with appropriate contract provisions.)
HC EC
Commissioning Plan – Nov 2013
Date
Page 1.28
Commissioning Team Roles and Responsibilities
Project Phrase
Cx Task
Description
Team Member
Responsibility
Construction
Construction Observation
Conduct visits to the construction site to observe construction activities. Specific attention will be given to installation of mechanical, electrical, plumbing systems, and Building Envelope for general conformance with specifications and manufacturer's installation of site utilities, site improvements and building envelope construction for general conformance with plans and specifications, and manufacturer's installation requirements.
BAS
Assist in systems retesting by operating BAS as directed by Owner and functional test procedures.
TAB
None.
Owner
None.
Conduct Construction Observation visits to observe construction progress, system/equipment installation and general quality of construction.
Prepare Field Report to document general and specific observations and issues.
Update Master Issues Log to document and track specific issues reported on Field Report.
Monitor and verify corrective actions.
Update Master Issues Log to document corrective action progress and completion.
Review Master Issues Log.
CM
CxA
Design Team
Commissioning Plan – Nov 2013
Date
Page 1.29
Commissioning Team Roles and Responsibilities
Project Phrase
Cx Task
Description
Team Member
Responsibility
Review Field Reports.
Review Master Issues Log.
Provide corrective actions as directed actions as directed by the owner to resolve outstanding issues.
Review Field Reports relative to BAS issues.
Review Master Issues Log relative to BAS issues.
Report progress of corrective actions relative to BAS issues.
Review Field Reports relative to issues affecting TAB.
Review Master Issues Log relative to issues affecting TAB.
Report corrective actions relative to issues affecting TAB.
Owner
Review preliminary Commissioning Report.
CM
Provide comments to CxA.
Review and approve Final Commissioning Report.
Prepare preliminary Commissioning Report.
Incorporate comments into final report.
Issue Final Commissioning Report.
None.
CM
BAS
TAB
Construction
Final Commissioning Report
Compile a comprehensive commissioning report documenting all commissioning activities, including but not limited to: Commissioning scope Test methods and results , Outstanding commissioning issues, issues log, Commissioning plan, Status reports, Submittal and O & M manual reviews, Training record, Pre-Functional Checklists, Design Review Comments.
Commissioning Plan – Nov 2013
CxA
Design Team
Date
Page 1.30
Commissioning Team Roles and Responsibilities
Project Phrase
Cx Task
Description
Team Member
Responsibility
Construction
Master Issues Log
Maintain a Commissioning Issues Log to document commissioning issues identified during construction and functional testing. The Commissioning Issues Log will include recommended party and recommendations for resolution for the issue. The Commissioning Issues Log will also be used to document progress toward resolution and the final resolution.
Owner
CxA
Design Team
CM
BAS
Commissioning Plan – Nov 2013
Date
Review Master Issues Log.
Coordinate and direct corrective actions to resolve commissioning issues.
Provide monthly updates to Master Commissioning Log.
Provide updated Master Commissioning Log after each Construction Visit to document specific issues observed during the visit.
Update Master Issues Log to document progress on corrective actions.
Update Master Issues Log to document completion of corrective actions.
Review Masters Issues Log.
Provide status of corrective actions.
Provide notification of corrective action completion.
Review Masters Issues Log.
Provide status of corrective actions.
Provide notification of corrective action completion.
Review Master Issues Log.
Provide documentation of punch list or other issues noted by BAS vendor.
Provide status of corrective actions relative to BAS issues.
Provide notification of corrective action completion Page 1.31
Commissioning Team Roles and Responsibilities
Project Phrase
Cx Task
Description
Team Member
Responsibility relative to BAS issues.
Review Master Issues Log.
Provide documentation of punch list or other issues noted by TAB.
Provide status of corrective actions relative to TAB issues.
Provide notification of corrective action completion relative to TAB issues.
Owner
Issue change orders, ASI and/or RFI.
CM
Provide copies of change orders, ASI and RFI to CxA.
CxA
Review change orders, ASI, and RFI for changes that affect system/equipment design or installation.
Incorporate changes into revised Functional Test Procedures or Pre-Functional Checklists.
Respond to RFI's.
Prepare change orders and/or ASI.
Update construction documents as necessary.
Issue RFI.
Request change orders and ASI as needed.
TAB
Design/ Construction
Review Change Orders, ASI, and RFI
Review change orders, architect's supplemental instructions and requests for information (with design team response) for issues that affect commissioning. Review is for information only and does not constitute technical or contractual approval or disapproval.
Design Team
CM
Commissioning Plan – Nov 2013
Date
Page 1.32
Commissioning Team Roles and Responsibilities
Project Phrase
Cx Task
Description
Team Member
Responsibility
Monitor system changes for impact on BAS installation and/or sequences of operations.
Update BAS programming or sequences of operations to implement approved changes.
Monitor system changes for impact on TAB.
Update TAB Plan as necessary to implement approved changes.
Owner
Coordinate corrective actions with Contractors as necessary.
CxA
Periodically monitor systems operation using BAS trend data.
Prepare and issue brief narrative reports documenting issues noted during systems monitoring.
Update Master Commissioning Log with issues noted during systems monitoring.
Design Team
None.
CM
Provide corrective actions as directed by owner.
BAS
Provide corrective actions as directed by owner.
TAB
None.
Owner
Schedule, facilitate and witness deferred/seasonal testing.
CM
Maintenance Staff should assist in deferred/seasonal as additional systems training opportunity.
BAS
TAB
Warranty
Warranty
Monitor Systems Operations
Deferred and/or seasonal Testing
Monitor System operation using trend data from BAS.
Direct testing that was deferred due to lack of system readiness or for seasonal requirements. Testing will be conducted in accordance
Commissioning Plan – Nov 2013
Date
Page 1.33
Commissioning Team Roles and Responsibilities
Project Phrase
Cx Task
Description
Team Member
Responsibility
with Functional Test Plans. Testing support will be received from the BAS Vendor and Maintenance Staff.
Witness deferred/seasonal testing using previously prepared Functional Test Procedures.
Document deferred/seasonal testing on Functional Test Procedures.
Issue Field Reports to document deficiencies.
Update Master Commissioning Issues Log to document and track deficiencies.
Design Team
None.
GM
HC and EC will conduct seasonal/deferred testing by operating systems in accordance with owner directions and functional test procedures.
Make corrections, repairs or adjustments to systems during testing as directed by the owner.
Correct outstanding deficiencies after testing as directed by the owner.
Report corrective actions to owner and CxA upon completion.
Conduct deferred/seasonal testing by operating BAS in accordance with CxA directions and functional test procedures.
Assist in troubleshooting and corrective action as necessary.
Assist deferred/seasonal testing as directed by the CxA and functional test procedures. Verify selected BAS data
CxA
HC EC
BAS
TAB Commissioning Plan – Nov 2013
Date
Page 1.34
Commissioning Team Roles and Responsibilities
Project Phrase
Cx Task
Description
Team Member
Responsibility by spot measurements of air and/or water balancing data.
Warranty
PostOccupancy Warranty Checkup
Return to the project approximately 10 months into the 12 month warranty period to review the building operation with the facility staff and discuss outstanding issues related to commissioning and outstanding warranty issues. Provide suggestions for improvements. Assist facility staff in developing reports, documents and requests for service to remedy outstanding problems.
Owner
Schedule and facilitate Warranty Checkup Visit.
CM
Direct GC & BAS to provide corrective action for Warranty claims.
CxA
Commissioning Plan – Nov 2013
Date
Conduct Warranty Checkup Visit.
Interview facility users and/or maintenance staff to identify specific operational concerns.
Review maintenance staff Work Order logs for potential warranty claim issues.
Verify corrective action on outstanding unresolved issues shown on Master Issues Log.
Document other deficiencies noted during Warranty Checkup Visit.
Prepare report of potential Warranty Claims noted during Warranty Checkup Visit. Page 1.35
Commissioning Team Roles and Responsibilities
Project Phrase
Cx Task
Description
Team Member
Responsibility
Warranty
Final Commissioning Report Amendment
Amend Final Commissioning Report to document the Warranty Phase commissioning activities
Commissioning Plan – Nov 2013
Design Team
None.
CM
Implement corrective actions on Warranty Claims as directed by owner.
BAS
Implement corrective actions on Warranty Claims as directed by owner.
TAB
None.
Owner
Review and approve Commissioning Agent Amendment.
CxA
Prepare Final Report Amendment to document Warranty phase commissioning activities.
Date
Page 1.36
Commissioning Schedule The following is a general outline of the Commissioning Schedule for the commissioning tasks that will be performed on the project site or at the Commissioning Agent Offices:
Commissioning Schedule
Project Phrase
Task
Duration
Schedule
Predecessors
Design
Review Design Narrative
2 weeks
Comments submitted concurrent with design comments
Design
Commissioning Specifications
2 weeks
Specifications issued concurrent Receive drawings and specifications with CD specifications
Design
Preliminary Commissioning Plan
1 week
Preliminary Cx Plan issued concurrent CD documents
Receive drawings and specifications
Design
Focused Final Construction Document Review
2 weeks
Comment log issued 2 weeks after receipt of final CDs
Receive Final Construction Document drawings and specifications
Design
Update Design Narrative
2 weeks
Updated Design Narrative issued 2 weeks after Final CD Design Review Meeting
Final CD Design Review meeting.
Preliminary Commissioning Plan
1 week
Concurrent with Final CD Design review
Receive Final CD drawing and specifications.
Construction
Commissioning Plan – Nov 2013
Date
Receive Design Narrative
Receive Final CD Design review comments from peer reviewer.
Page 1.37
Commissioning Schedule
Project Phrase
Task
Duration
Schedule
Predecessors
Construction
Construction Commissioning Kick Off meeting
1 day
Scheduled by Owner
Construction
Duration Schedule for Commissioning Activities
None
Issued as part of Final Commissioning Plan
Preliminary construction schedule
Construction
Submittal and Shop Drawing Request List
None
Issued as part of Final Commissioning Plan
Final Construction Document plans and specifications
Construction
Submittal and Shop Drawing Review
2 weeks
Comment log issued 2 weeks after receipt of shop drawings and submittals
Receipt of submittal or shop drawings.
Controls Meeting
1 day
Scheduled by Owner and CM
Receive major HVAC equipment submittals.
Meeting notes issued 1 week
Receive BAS submittal with sequence of
Construction
Commissioning Plan – Nov 2013
Date
Comment log will be updated after receipt of each requested submittal.
Page 1.38
Commissioning Schedule
Project Phrase
Task
Duration
Schedule
Predecessors
after meeting. Construction
Pre-Functional Checklists
TBD
operations.
Preliminary checklists issued Receive equipment submittals approximately 4 months prior to Receive installing contractor's QC checklists substantial completion. Final checklists issued approximately 3 months prior to substantial completion.
Construction
Witness selected Contractor Equipment Startup
1 day
Scheduled by Individual Contractors
1 week written notice of scheduled startup
Construction
Review Contractor Equipment Startup Checklists
1 week
Comment log issued 1 week after receipt of completed checklist
Receive Startup Checklist completed by installing sub-contractor.
Construction
Prepare Functional Test Procedures
TBD
Preliminary Functional Test Procedures issued approximately 4 months prior to substantial completion.
Receive all requested equipment submittals and shop drawings. Receive BAS submittal and final sequences of operations.
Final Functional Test Procedures issued approximately 3 months prior to substantial completion Construction
TAB Review
2 weeks
Comment log issued 2 weeks after receiving TAB Plan
Receive TAB Plan
Construction
TAB Report
2 weeks
Comment log issued 2 weeks
Receive TAB Report
Commissioning Plan – Nov 2013
Date
Page 1.39
Commissioning Schedule
Project Phrase
Task
Duration
Schedule
Predecessors
Review
after receiving TAB Report
Construction
Review O & M Manuals
3 weeks
Comment log issued 3 weeks after receiving O & M Manuals
Receive O & M Manuals
Construction
Prepare Systems Manuals
8 weeks
Systems Manuals issued 8 weeks after receiving O & M Manuals
Receive O & M Manuals
Construction
Review Training Plans
2 weeks
Comment log issued 2 weeks after receiving Training Plans
Receive Training Plans
Construction
Warranty Review
2 weeks
Comment log issued 2 weeks after receiving Warranty documents
Receive Warranty documents
Construction
Systems Functional Testing
TBD
Functional testing to begin coordinated with construction schedule and systems completion
See separate table.
Construction
Systems Functional Retesting
TBD
TBD
Corrective actions complete
Construction
Construction Observation
1 day
Construction observations scheduled concurrent with progress meetings – approximately 2 visits per month.
None
More frequent visits may be scheduled during 3 months Commissioning Plan – Nov 2013
Date
Page 1.40
Commissioning Schedule
Project Phrase
Task
Duration
Schedule
Predecessors
preceding the substantial completion Cx Specialist will provide a verbal out-brief of significant issues to the CM prior to leaving the construction site. Field Report will be issued 1 week following visit. Construction
Final Commissioning Report
6 weeks
Preliminary Commissioning Report issued approximately 6 weeks after completing Functional Testing
Functional Testing completed.
Construction
Master Issues Log
2 days
Master Issues Log will be updated and issued following each progress meeting and/or Construction Observation visit.
Construction Observation visit and/or progress meeting.
Construction
Review Change Orders, ASI, and RFI
TBD
Ongoing though out construction
Receive Change Orders, ASI or RFI
Warranty
Deferred and/or seasonal Testing
TBD
Seasonal testing scheduled approximately 6 months after completing Functional Testing
Seasonal changeover (i.e. summer-to winter or winter-to summer)
Deferred testing schedule to be determined Commissioning Plan – Nov 2013
Date
Completion of system installation or corrective action completed
Page 1.41
Commissioning Schedule
Project Phrase
Task
Duration
Schedule
Predecessors
Warranty
Post-Occupancy Warranty Checkup
Commissioning Plan – Nov 2013
TBD
Scheduled approximately 10 months after substantial completion
Date
Initial Functional Testing is complete. Seasonal/deferred testing is complete.
Page 1.42
Functional Testing Activities The following is a general outline of the Commissioning Schedule for the Functional Testing activities that will be performed at the construction site.
Functional Testing Activities System
Test Duration
Schedule
Predecessors
Notes
Plumbing Systems Domestic Hot Water System
2 - 4 hours
1 week prior notice of startup by CM
Pre-Functional Checklist, Equipment startup, Controls & BAS Interface Operational, TAB water balance
Witness equipment startup
Eyewash showers
1 hour
1 week prior notice by PC
Installation Complete
Review of Installation
Medical Gas System
TBD
1 week prior notice by PC
Installation Complete
Review of Installation during site observation visits and review of test reports
Commissioning Plan – Nov 2013
Date
Functional testing of system
Page 1.43
Functional Testing Activities System
Test Duration
Schedule
Predecessors
Notes
Mixing Stations
TBD
1 week prior notice by PC
Installation Complete
Review of Installation during site observation visits and verify temperature operation
Trap Primers
TBD
1 week prior notice by PC
Installation Complete
Review of Installation during site observation visits and verify operation
Pre-Functional Checklist, Equipment startup, BAS Controls Operational, TAB air & water balance
Functional testing of all air handling units
Pre-Functional Checklist, Equipment startup, BAS Controls Operational, TAB air & water balance
Functional testing of OR air handling units
Pre-Functional Checklist, Equipment startup, BAS Controls Operational, TAB air & water balance
Functional testing of makeup air unit
Mechanical Systems Air Handling Units
1 day per AHU 1 week prior notice of startup by HC Functional Testing TBD
OR Air Handling System
1 day per AHU 1 week prior notice of startup by HC Functional Testing TBD
Makeup Air Unit
4 Hours
Commissioning Plan – Nov 2013
1 week prior notice of startup by HC
Date
Page 1.44
Functional Testing Activities System
Test Duration
Schedule
Predecessors
Notes
Functional Testing TBD Heating Water/Chilled Water Coils
Performed with AHU review
1 week prior notice of startup by HC
Pre-Functional Checklist, Equipment startup, BAS Controls Operational, TAB air & water balance
Functional testing of makeup air unit
Pre-Functional Checklist, Equipment startup, Controls & BAS Interface Operational, TAB water balance
Functional testing of system
Pre-Functional Checklist, Equipment startup, Controls & BAS Interface Operational, TAB water balance
Functional testing of system
Pre-Functional Checklist, Equipment startup, Controls & BAS Interface Operational, TAB water balance
Functional testing of system
Pre-Functional Checklist, Equipment startup, Controls & BAS Interface
Review BAS sequences of
Functional Testing TBD Chilled Water System
1 day
1 week prior notice of startup by HC Functional Testing TBD
Boiler System
1 Day
1 week prior notice of startup by HC Functional Testing TBD
Condensate Return Systems
4 hours
1 week prior notice of startup by HC Functional Testing TBD
BAS
1 day for headCommissioning Plan – Nov 2013
1 week prior notice of startup
Date
Page 1.45
Functional Testing Activities System
Test Duration end testing
Schedule by HC
Predecessors Operational, TAB air & water balance
Functional Testing TBD
Notes operation. Witness selected equipment startup. Functional testing of BAS in conjunction with air handler units, chillers, and other systems controlled. Review of BAS graphics and other human-interface equipment. Review of trend data to support functional testing and verify proper operation of systems controlled
VAV/CV boxes
1 day per AHU 1 week prior system notice of startup by HC
Pre-Functional Checklist, Equipment startup, Controls & BAS Interface Operational, TAB air balance
Functional testing of all boxes
Pre-Functional Checklist, Equipment startup, Controls & BAS Interface Operational, TAB air balance
Functional testing of all valves
Pre-Functional Checklist, Equipment startup, Controls & BAS Interface Operational, TAB air and water
Functional testing of equipment and controls
Functional Testing TBD Venturi Air Valves
1 day total for all valves
1 week prior notice of startup by HC Functional Testing TBD
Fan Coil Units
2 hours per unit
Commissioning Plan – Nov 2013
1 week prior notice by HC
Date
Page 1.46
Functional Testing Activities System
Test Duration
Schedule
Predecessors
Notes
balance Steam System (Including PRV)
4 hours
1 week prior notice of startup by HC
Pre-Functional Checklist, Equipment startup, Controls & BAS Interface Operational
Witness equipment startup
Stairwell Pressurization Fans
2-4 hours per system
1 week prior notice of startup by HC
Pre-Functional Checklist, Equipment startup, Controls & BAS Interface Operational, TAB air balance
Functional testing of equipment and controls
Exhaust Fans
1 -2 hours per system
1 week prior notice of startup by HC
Pre-Functional Checklist, Equipment startup, Controls & BAS Interface Operational, TAB air balance
Witness selected equipment startup.
Laboratory Exhaust System
1 day per system
1 week prior notice of startup by HC
Pre-Functional Checklist, Equipment startup, Controls & BAS Interface Operational, TAB air balance
Witness selected equipment startup.
Laboratory Ventilation System
1 day per system
1 week prior notice of startup by HC
Pre-Functional Checklist, Equipment startup, Controls & BAS Interface Operational, TAB air balance
Witness selected equipment startup.
Reheat Coils
Tested with VAV Boxes
1 week prior notice of startup by HC
Pre-Functional Checklist, Equipment startup, Controls & BAS Interface Operational, TAB complete
Functional testing of a representative sampling of equipment
Commissioning Plan – Nov 2013
Date
Functional testing of system
Functional testing of a representative sampling of equipment in conjunction with testing air handling units or other systems
Page 1.47
Functional Testing Activities System
Test Duration
Schedule
Predecessors
Notes
Radiant Panels
1/4 hour per Panel
1 week prior notice of startup by HC
Pre-Functional Checklist, Equipment startup, Controls & BAS Interface Operational, TAB complete
Functional testing of a representative sampling of equipment
Computer Room HVAC Systems
1 Day per System
1 week prior notice by HC
Pre-Functional Checklist, Equipment startup, Controls & BAS Interface Operational, TAB air and water balance
Functional testing of equipment and controls
TAB
4 Hours
1 week prior notice by HC
TAB activities complete
Verification of TAB measurements on representative sampling quantity
Minimum – copy of preliminary balance report
Ductwork
1 day
1 week prior notice by HC
Ductwork complete
Witness selected duct pressure testing
Piping
1 Day
1 week prior notice by HC
Piping Complete
Witness selected Flushing and Pressure testing
Electrical Systems
Commissioning Plan – Nov 2013
Date
Page 1.48
Electrical Utility Services
1 day
1 week prior notice of startup by CPM
Pre-startup testing. Witness startup of service equipment
Switchboards
1 day
1 week prior notice of startup by CPM
Pre-startup testing. Witness startup of switchboards
Grounding & Bonding Electrical Systems
1 day
1 week prior notice of 3rd party testing by CPM
Witness 3rd party ground resistance testing
Panelboards
1 – 2 hours per panel
1 week prior notice of startup by CPM
Pre-startup testing Witness startup of selected panelboards.
Enclosed Switches & Circuit Breakers
1 – 2 hours per switch or breaker
1 week prior notice of startup by CPM
Pre-startup testing Witness startup of selected equipment
Motor Controls
Included in other testing
TBD
Functional testing in conjunction with system testing of equipment controlled
Transfer Switches
Included in other testing
TBD
Functional testing in conjunction with generator testing
Interior Lighting
2 – 4 hours
TBD
Functional testing of daylighting and occupancy sensors
Exterior Lighting
1 – 2 hours
TBD
Functional testing of DDCcontrolled contactors in conjunction with DDC testing
Emergency Lighting
Included in other testing
TBD
Functional testing in conjunction with loss of utility power testing.
Commissioning Plan – Nov 2013
Date
Page 1.49
Diesel Engine Driven Generator Assembly
10 – 12 hours
1 week prior notice of startup by CPM
Witness load bank testing Functional testing for compliance with NFPA 110
Lightning Protection for Structures
1 – 2 hours
TBD
Review of UL Master Label
Fire Alarm & Smoke Detection Systems
2 days
TBD
Functional testing of features not tested by local-authority (i.e. battery draw-down tests)
Intrusion Detection
2 – 4 hours
TBD
Functional testing of a representative sample of devices
Video Surveillance System
2 – 4 hours
TBD
Functional testing of a representative sample of devices
Role
Person
Company
Address
Phone
Cell
Email
Commissioning Authority (CxA)
Owner's Representative
Architect
Mechanical Engineer
Plumbing/Fire Protection Engineer
Electrical
Commissioning Plan – Nov 2013
Date
Page 1.50
Engineer Construction Manager
General Contractor
HVAC Contractor
Controls Contractor
TAB Contractor
Plumbing Contractor
Electrical Contractor
Commissioning Plan – Nov 2013
Date
Page 1.51
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