Whole Building Commissioning Process Manual
Office of Construction and FacilitiesManagement (003C)425 I Street NWWashington, DC 20001www.cfm.va.govWhole BuildingCommissioningProcess ManualMay 1, 2013minor revisions 11/01/2013Prepared by:Sebesta Blomberg and Associates, Inc.Contact: Gerald T. Bauers, PE2231 Crystal Drive, Suite 400Arlington, VA 22202Main: 703-522-3800Fax: 703-522-8070Email: jbauers@sebesta.com
Commissioning Process ManualAcknowledgementsAcknowledgementsMany professionals in the Department of Veterans Affairs generously contributed theirexpertise to guide this edition of the Whole Building Commissioning Process Manual.Chief among them are:Don MyersLam VuJames SymanskiJohn ParkZoltan NagyKaren (Katie) KuehnDana QuelRenee TietjenAsesh RaychaudhuriDirector, Facilities Standards ServiceProject Manager, Electrical EngineerSustainability EngineerPortfolio ManagerArchitectContracting OfficerSenior Resident EngineerArchitectMechanical EngineerThis edition was created by Sebesta Blomberg and Associates, under contract to theDepartment of Veterans Affairs. The following subject matter experts contributed to thismanual:Jerry BauersBill BlivenJoe BuckleyNational Director of CommissioningSenior Commissioning Project ManagerCommissioning Project ManagerSebesta Blomberg and Associates2231 Crystal Drive, Suite 400Arlington, VA 22202703-522-3800www.sebesta.com
Commissioning Process ManualTable of ContentsTable of Contents123Introduction . 11.1References . 31.2Acronyms. 41.3Definitions. 6Commissioning Process Overview . 142.1General . 142.2Introduction to Commissioning . 142.3Benefits of Commissioning . 152.4Drivers . 152.5Commissioning Goals . 152.6Commissioning Principles . 162.7Contractual Relationships . 18Applying the Commissioning Process . 213.1Projects to be Commissioned . 213.2Systems to be Commissioned . 213.3Building Envelope Commissioning . 293.3.1Pre-Design Phase Building Envelope Commissioning . 293.3.2Design Phase Building Envelope Commissioning . 293.3.3Construction Phase Building Envelope Commissioning . 303.3.4Warranty Phase Building Envelope Commissioning . 313.44Pre-Design Commissioning . 354.1Commissioning Agent Contracting Methods . 354.1.1Direct Contracting with the Department of Veterans Affairs. 354.1.2Alternate Contracting Methods . 354.1.3Design-Build Projects . 364.1.4Lease/Developer Projects. 374.1.5Deferred Award of Commissioning Agent Contracts . 374.1.6Impact of Delayed Projects . 374.25Adapting the Commissioning Process to Specific Projects . 31Pre- Design Commissioning Kickoff Meeting . 37Design Phase Commissioning . 39
Commissioning Process ManualTable of Contents5.1Design Phase Commissioning Objectives . 395.2Design Phase Commissioning Team . 395.3Commissioning Agent Tasks . 405.4Commissioning Roles and Responsibilities . 515.5Design Narrative. 735.6Commissioning Plan. 745.7Commissioning Specifications . 755.8Commissioning Design Reviews . 765.9Design Phase Controls Meetings . 775.10 Design Review Meetings . 785.11 Design Review Comment Follow-up . 785.12 SD1 Design Submission . 785.13 Schematic Design Phase II Submission . 805.14 Design Development Phase I Submission . 815.15 Design Development Phase II . 825.16 Construction Documents Phase I . 845.17 Final Construction Documents . 865.18 Adapting the Design Phase Commissioning Process . 8767Bid and Pre-Construction Phase . 896.1Commissioning Agent Tasks . 896.2Pre-Bid Meetings . 896.3Bid RFI Review and Response . 896.4Roles and Responsibilities. 906.5Adapting the Bid and Pre-Construction Phase Commissioning Process . 92Construction Phase . 937.1Construction Phase Commissioning Objectives . 937.2Commissioning Team . 937.3Commissioning Agent Tasks . 967.4Roles and Responsibilities. 1027.5Construction Phase Commissioning Kickoff Meeting . 1087.6Construction Phase Commissioning Plan . 1087.7Construction Schedule Facilitation and Integration . 1097.8Construction Phase Meetings . 110
Commissioning Process ManualTable of Contents7.9Commissioning Construction Observation Visits. 1117.10 RFI’s, Change Directives, Change Orders . 1137.11 Submittal Review . 1147.12 Construction Phase Controls Conference . 1157.13 Pre-Functional Checklists . 1157.14 Preliminary Systems Functional Performance Test Procedures . 1167.15 Adapting the Construction Phase Commissioning Process . 1178Acceptance and Testing Phase Commissioning . 1208.1Acceptance and Testing Phase Commissioning Team . 1208.2Acceptance and Testing Phase Commissioning Tasks. 1228.3 Acceptance and Testing Phase Commissioning Team Roles andResponsibilities . 1248.4Construction Meetings . 1318.5Commissioning Construction Site Visits . 1318.6Equipment/System Start Up Observation and Review . 1318.7Pre-Functional Checklist Verification . 1328.8Systems Functional Testing (Season 1) . 1328.9Operations and Maintenance Manuals . 1358.10 Systems Manual . 1368.11 Training Verification . 1368.12 Commissioning Issues Follow Up and Resolution . 1378.13 Final Commissioning Report . 1388.14 Lessons Learned Review Meeting . 1388.15 Adapting the Acceptance Phase Commissioning Process . 1399Warranty Phase. 1419.1Warranty Phase Commissioning Team . 1419.2Warranty Phase Commissioning Tasks . 1429.3Warranty Phase Commissioning Roles and Responsibilities . 1439.4Systems Performance Monitoring . 1479.5Deferred Seasonal Testing . 1479.6Post-Occupancy Warranty Checkup . 1479.7Final Commissioning Report Addendum . 1489.8Adapting the Warranty Phase Commissioning Process . 148
Commissioning Process ManualTable of ContentsLink to Appendix documents on CFM WebsiteAppendix A – Commissioning Process FlowchartsAppendix B – Sample Commissioning Agent Scope of WorkAppendix C - Sample Commissioning Agent Request for ProposalsAppendix D - Sample Design Narrative TOCAppendix E – Sample Design Review Comment LogAppendix F – Sample Commissioning Plan with Documentation LogAppendix G – Sample Commissioning Progress Meeting MinutesAppendix H – Sample Commissioning Field ReportAppendix J – Sample Commissioning Master Issues LogAppendix K – Sample Pre-Functional ChecklistsAppendix L – Sample Systems Functional Test ProceduresAppendix M – Sample Systems ManualAppendix N – Sample Final Commissioning Report
Commissioning Process ManualIntroductionChapter 1Page 11 IntroductionGuidelines and Policy: Commissioning for all new and renovation construction projectsis mandated by the Energy Policy Act and the Executive Orders that have been issuedto execute the requirements of this legislation. The following information provides thebackground that supports this mandate.Executive Order 13423 – Strengthening Federal Environmental, Energy, andTransportation Management (January, 2007) requires that Federal Agencies to ensurenew construction and major renovations comply with the 2006 Federal Leadership inHigh Performance and Sustainable Buildings Memorandum of Understanding (MOU)which was signed by the Department of Veterans Affairs and other federal agencies.The MOU creates a sustainable federal government and serves as a lynchpin for thesustainable building provisions of EO 13423 and EO 13514.Executive Order 13514 Federal Leadership in Environmental, Energy, and EconomicPerformance (April, 2010) mandates that federal agencies implement high performancesustainable Federal building design, construction, operation and management,maintenance, and deconstruction by: Beginning in 2020 and thereafter, ensuring that all Federal buildings that enterthe planning process are designed to achieve zero-net-energy by 2030. Ensuring that all new construction, major renovation, or repair and alteration ofFederal buildings complies with the Guiding Principles for Federal Leadership inHigh Performance and Sustainable Buildings Ensuring that at least 15% of the agency’s existing buildings (above 5,000 grosssquare feet) and building leases (above 5,000 gross square feet) meet theGuiding Principles by fiscal year 2015 and that the agency makes annualprogress toward 100% conformance with the Guiding Principles for its buildinginventory; Pursuing cost-effective, innovative strategies, such as highly reflective andvegetative roofs, to minimize consumption of energy, water, and materials; Managing existing building systems to reduce the consumption of energy, water,and materials, and identifying alternatives to renovation that reduce existingasset’s deferred maintenance costs. When adding assets to the agency’s real property inventory, identifyingopportunities to consolidate and dispose of existing assets, optimize theperformance of the agency’s real-property portfolio, and reduce associateenvironmental impacts, and; Ensuring that rehabilitation of federally owned historic building utilizes bestpractices and technologies in retrofitting to promote long-term viability of thebuildings.
Commissioning Process ManualIntroductionChapter 1Page 2Updated High Performance and Sustainable Building guidance was issued by the Officeof Management and Budget in December, 2008. Among other things, this guidanceincludes a revised set of Guiding Principles for New Construction and MajorRenovations and a new set of Guiding Principles for Sustainable Existing Buildings.The 2008 Guiding Principles for New Construction and Major Renovation, sets forth thefollowing five guiding principles:I.Employ Integrated Design PrinciplesUse a collaborative, integrated planning and design process that: Initiates and maintains an integrated project team as described on theWhole Building Design Guide(http://www.wbdg.org/design/engage process.php) in all stages of aproject’s planning and delivery Integrates the use of OMB’s A-11, Section 7, Exhibit 300: Capital AssetPlan and Business Case Summary. Establishes performance goals for siting, energy, water, materials, andindoor environmental quality along with other comprehensive design goalsand ensures incorporation of these goals throughout the design andlifecycle of the building Considers all stages of the building’s lifecycle, including deconstruction.Commissioning: Employ commissioning practices tailored to the size andcomplexity of the building and its system components in order to verifyperformance of building components and systems and help ensure that designrequirements are met. This should include an experienced commissioningprovider, inclusion of commissioning requirements in construction documents, acommissioning plan, verification of the installation and performance of systems tobe commissioned, an a commissioning report.II.III.IV.V.Optimize Energy PerformanceProtect and Conserve WaterEnhance Indoor Environmental QualityReduce Environmental Impact of MaterialsCommissioning of new construction and major renovation projects is one ofseveral key factors that are an integral part of the Department of Veterans Affairscompliance with the various energy and sustainability mandates.The commissioning process outlined in this updated Whole BuildingCommissioning Process Manual is intended to implement the requirementsincluded in EO 13423, EO 13514, and the 2008 Guiding Principles for NewConstruction and Major Renovations and to integrate into the Department of
Commissioning Process ManualIntroductionChapter 1Page 3Veterans Affairs (VA) well-documented process for the design and constructionof new facilities. The tasks and deliverables included in this commissioningprocess either utilize the documentation required by the existing VA process orsupplement the requirements of this process to improve accountability and thetransfer of information and knowledge to each member of the construction andoperations team.Commissioning and acceptance testing is integral to the design and constructionprocess, not additive. Execution of commissioning tasks is intended to enhancethe ability of the design and construction team to meet demanding buildingperformance requirements while maintaining project budget and schedule. TheCommissioning Agent is charged with identifying the ‘performance impacts’ of allsignificant design and construction decisions so that the VA can make informeddecisions when budget, schedule or convenience impact the outcome of aproject.In accordance with ASHRAE Guideline 0, the anticipated outcomes of the VACommissioning Process are: Document VA Owner’s Project Requirements (OPR) Document and improve the quality of project deliverables Document systems performance in accordance with OPR Verify adequate documentation is provided to VA Verify and document proper training of VA’s personnel Provide a uniform delivery process for construction projects Deliver completed construction projects that conform to the OPR Verify proper coordination among systems, equipment, and assemblies incompleted project1.1 Referencesa. Executive Order 13514: “Federal Leadership in Environmental, Energyand Economic Performance,” October, 2010b. Executive Order 13423 “Strengthening Federal Environmental Energy andTransportation Management,” January, 2007c. High Performance and Sustainable Buildings Guidance (2008),www.wbdg.org/pdfs/hpsb guidance.pdfd. Memorandum of Understanding on Federal Leadership in HighPerformance n Show&item id.e. Green Buildings Action Plan, Implementing the Memorandum ofUnderstanding on Federal Leadership in High Performance andSustainable Buildings, Department of Veterans n.pdf
Commissioning Process ManualIntroductionChapter 1Page 4f. ASHRAE Guideline 0-2005 – The Commissioning Process, AmericanSociety of Heating, Refrigeration and Air Conditioning, , 2005g. ASHRAE Guideline 1.1 – The HVAC&R Technical Requirements for theCommissioning Process, American Society of Heating, Refrigeration andAir Conditioning, 2008h. NEBB Procedural Standards for Whole Building Systems Commissioningof New Construction – Third Edition, National Environmental BalancingBureau, 2009, www.nebb.orgi.American Society for Healthcare Engineering , Health FacilitiesCommissioning Guidelines, 2010j.American Society for Healthcare Engineering, Health FacilitiesCommissioning Handbook; Optimizing Building Systems Performance inNew and Existing Health Care Faciliti
The commissioning process outlined in this updated Whole Building Commissioning Process Manual is intended to implement the requirements included in EO 13423, EO 13514, and the . 2008 Guiding Principles for New Construction and Major Renovations. and to integrate into the Department of
Defining Commissioning for GSA Buildings Commissioning ensures the delivery of efficient, durable, and comfortable facilities. ASHRAE Guideline 0‐2019 The Commissioning Process defines commissioning as follows: “Commissioning Process (Cx): a quality‐focused process for enhancing the delivery of a project. The
Commissioning the Building Building Commissioning Building commissioning: Is a systematic and designed process coordi nated by a commissioning authority or team. Includes documentation, verification pro cedures, functional performance tests, valida tion, and training. Is performed specifically to ensure building
Commissioning Your Way To High Performance Buildings THE COMMISSIONING PROCESS Core Phases Of The Commissioning Process PRE-DESIGN STAGE The owner selects the design team, which includes the commissioning authority (CxA). Commissioning authority consists of the initial Cx team and team leader, and they are involved from project initiation
This guideline describes the total building commissioning process and the responsibilities of the Commissioning Authority and the Owner. Selecting and developing a Commissioning Plan following this guideline assures Caltech of whole-building commissioning meeting the OPR, and a sustaina
“Commissioning” (Cx) Process Applied to New Buildings “Re-Commissioning” (RCx) Process Repeated for Buildings That Have Been Commissioned “Existing Building Commissioning” (EBCx) Process Applied to Existing Buildings Not Previously Commissioned (replaces the older term “Retro-commissioning”). 5
b. A Certified Building Commissioning Professional, certified by the Association of Energy Engineers (AEE); c. An Existing Building Commissioning Professional (CBCP) as certified by the AEE; or d. A Commissioning Process Management Professional (CPMP) certified by ASHRAE The retro-commissioning
The idea of total building commissioning was developed to overcome this limited view and expand the value of the commissioning process. Total building commissioning addresses all building systems through the entire life cycle of the facility (Grondzik 2009). Total Building Commissioning
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