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Facilities > Design Standards > Table of Contents > Appendix D


Appendix D: Commissiong Guide

  1. General


    1. The Commissioning Agent effort will be paid for by Auburn University. The
      Commissioning Agent will perform this work under separate contract direct to the University. These guidelines are intended to notify the Contractor of the role of the Contractor with respect to coordination and assistance to the Commissioning Agent and the role of the Commissioning Agent with respect to the Contractor. The Commissioning Agent will work for the University and will not provide direction to the Contractor, except as forwarded through the Project Manager or their representative.


    2. This guideline requires training for the University employees in the use of certain equipment specified. This training shall include videotaping of all required training. All vendors and manufacturers providing training shall agree to be video ta ped without condition, unless approved by the Contracting Officer in writing.


    3. Commissioning must be scheduled and performed for each phase of the project prior to beneficial occupancy.


    4. The Commissioning Agent will be certified in Building Systems Commissioning by the National Environmental Balancing Bureau (NEBB).


    5. Commissioning shall be performed in accordance with the following Guidelines and Standards:


      1. ASHRAE – Guideline for Commissioning of HVAC Systems, Guideline 1-1989.


      2. DOE – Building Commissioning Guidelines, document DOE/BP-1574.


      3. NEBB – Procedural Standards for Building Systems Commissioning.


      4. AABC – ACG Commissioning Guideline


    6. Building Commissioning work is a joint team effort to ensure that building electrical and mechanical equipment, controls, and systems function together properly to meet design intent, and to document system performance parameters for fine-tuning of control sequences and operational procedures. The process of commissioning, as defined here,
      goes well beyond typical HVAC system startup, both in detail of testing and in detail of documentation.


    7. The commissioning process shall encompass and coordinate the traditionally separate functions of system documentation, equipment start-up, control system calibration, testing and balancing, performance testing, and training.


    8. The Commissioning Team shall be made up of the following parties:


      1. University Project Manager (PM)


      2. University Mechanical Engineer (ME)


      3. University Energy Manager (EM)


      4. University Director of Maintenance and Operations (DMO)


      5. Architect/Engineer of record (A/E)


      6. Commissioning Agent (CX)


      7. Construction Contractor (Contractor) and subcontractors, including the Building Automation System Contractor (BAS)


      8. Construction Manager (CM)


      9. Manufacturers’ representatives.


    9. Where noted in this guideline, the term “Owner” shall mean the University Project Manager, Mechanical Engineer, Energy Manager, and Director of Maintenance and Operations. Where the term “Owner” is used, all members of this University team shall be involved in the process.


  2. The Commissioning Agent (CX) Responsibilities:


    1. The CX shall review Design Documents to have full understanding of the project. The Commissioning Agent shall notify the PM of any found design discrepancy and coordinate resolution of these issues through the PM.


    2. The CX shall review Construction Shop Drawing and Operation and Maintenance Manuals to verify that the systems and equipment identified on these documents are consistent with the design intent and performance criteria. The Commissioning Agent shall notify the PM of any discrepancy with the Design Documents and coordinate resolution of these issues through the PM


    3. The CX shall be responsible for developing the Commissioning Plan, InstallationVerification checklists, Functional Performance Tests, Preventative Maintenance Program and Training plans. Acceptance of these items is subject to the approval of the Project Manager, Mechanical Engineer, Energy Manager, and University Director of Maintenance and Operations. The plan will be forwarded to the Contractor and/or CM for inclusion into the project schedule.


    4. The required training will be performed primarily by the Contractor as provided for in the other specifications. The CX will coordinate with the Contractor to provide a complete and orderly training effort, supplementing this effort as required to produce effective training sessions for the University.


    5. The CX shall be responsible for performing and documenting each step of the commissioning process and for recommending acceptance or non-acceptance to the University. The Commissioning Agent shall complete test records and reports. Acceptance of these items is subject to the approval of the Project Manager, Mechanical
      Engineer, Energy Manager and the Director of Maintenance and Operations. Equipment, tools, materials, and personnel required to complete the commissioning work shall be provided by the Commissioning Agent. Materials, tools, and equipment required shall remain the property of the CX.


    6. The CX shall be responsible for developing a commissioning specification to be incorporated into the bid documents prepared by the A/E.


    7. The CX shall attend a regularly scheduled monthly meeting between Auburn University, Johnson Controls and commissioning firms working on campus to discuss project specific items.


  3. Design Architect/Engineer Resposibility:


    1. The A/E shall incorporated comments of the CX reviews into the design documents at the direction of the Owner.


    2. Shall incorporate the commissioning plan and specification into the bid documents. Should any discrepancies arise in the Design Documents as identified by the Contractor or CX, the Project Manager, Mechanical Engineer, Energy Manager and Director of Maintenance and Operations will determine what action will be required of the Design A/E for resolution.


  4. The Construction Contractor:


    1. Shall incorporate the Commissioning Plan into the Construction Schedule by determining when the start-up inspections, tests, or other elements of the Commissioning plan are required. The Contractor will update the Commissioning plan as needed when the plan develops through the submittal and construction process. The Contractor shall coordinate their efforts with the CX and the Commissioning plan.


    2. Shall coordinate scheduling of inspections, tests, system start-ups through the Owner and CX.


      1. The Construction Contractor shall advise he PM when required work has been completed for each phase of the Commissioning plan.


      2. The Construction Contractor shall then establish a date for inspections, testing,
        and startup required for that commissioning phase. The date, time and location shall be coordinated through the PM. Tests shall be repeated until results are approved and accepted by the Owner.


      3. The Construction Contractor shall advise subcontractors, manufacturer’s representatives, and other parties designated for any work related to the commissioning, of the date, time and location of inspections.


    3. Shall be responsible for creating and maintaining as-built documents per the contract documents.


    4. Shall assist the Commissioning Agent in verification of Test, Adjust, Balance and commissioning of systems identified by the Commissioning Agent.


  5. Test and Balance Contractor:


    1. Shall incorporate the Commissioning Plan into the Test and Balance Schedule by determining when the start-up, inspections, tests, or other elements of the Commissioning plan are required. The Contractor will update the Commissioning Plan as needed when the plan develops through the submittal and construction process. The Contractor shall
      coordinate their efforts with the CX and the Commissioning Plan.


    2. Shall coordinate scheduling of inspections, tests, and system start-ups through the PM and CX.


      1. The Test and Balance Contractor shall advise the PM when required work has been completed for each phase of the Commissioning Plan.


      2. The Test and Balance Contractor shall then establish a date for inspections, testing, and start-up required for that commissioning phase. The date, time and location shall be coordinated through the PM. Tests shall be repeated until results are approved and accepted by the Owner.


      3. The Test and Balance Contractor shall advise subcontractors, manufacturer’s representatives, and other parties designated for any work related to the commissioning, of the date, time and location.


  6. Scope of Commissioning:


    1. Systems required to be commissioned include:


      1. HVAC Systems


      2. Building Automation Systems (HVAC and Lighting Controls)


    2. Other systems that may be commissioned for specific projects (Design A/E
      shall consult with the Owner to determine additional systems to be commissioned.)


      1. Fuel Alarm Systems


      2. Laboratory Compressed Air Systems


      3. Laboratory Vacuum Systems


      4. Fire Alarm Systems


      5. Emergency Generator Systems


      6. Electrical Systems


      7. Freezer Alarm Systems


      8. Life Safety Systems


    3. Scope of commissioning shall include, but shall not be limited to, the following: (Many of these same items of work, and more, should be completed by the Contractor as part of completing the work within the Contract Documents, prior to verification by the CX.)


      1. Attend design meetings to discuss with A/E commissioning requirements and verify design requirements are met.


      2. Review of design documents, shop drawings, as-built installation drawings, operations and maintenance manuals.


      3. Maintain an ongoing comment/resolution log for all items starting with drawing reviews and continuing through closeout for the project. Logs should be distributed to Project Team at following intervals:


        1. During design – at milestone reviews.


        2. During construction – monthly or weekly as construction progresses.


      4. Witness and verify HVAC equipment and system installation for conformity to design documents and Auburn University Design & Construction Guidelines. Verify that installations are free of vibration, have proper alignment and rotation, proper size and rating of overload protection, proper location of thermometers, gauges and test plugs.


      5. Witness and verify testing of HVAC piping and duct systems, as specified in the Contract Documents.


      6. Witness and verify hydrostatic testing of plumbing systems, including air, gas, and vacuum, as specified in the Contract Documents.


      7. Verify that dampers, including fire and smoke dampers, are properly located and fully operational.


      8. Verify proper electrical power wiring to HVAC equipment. Verify any direct control wiring (signals not initiated by the BAS such as fire alarm signals that wire directly to necessary HVAC controllers) and BAS control wiring to HVAC equipment controllers as compared to the operational requirements and control schematics.


      9. Witness and verify start-up of HVAC equipment. Verify that motor amperage is under nameplate rating; compare nameplate full load amps with overload heater ratings. (See section 9.8 for more specific requirements.)


      10. Verify calibration of thermostats, humidistats, differential pressure sensors, damper settings, valve positions, and related controls.


      11. Verify monitoring and/or control input, output, and status points for the Building Automation System (BAS). Assistance from the BAS installation team shall be available to the Commissioning Agent. Provide point-to-point verification of BAS components.


      12. Verify operation of system modes and Sequences of Operations shown in construction documents, including damper and valve operations. Humidification system, heating and cooling coil responses, fan and pump operations, and other automation system points required.


      13. Verify system response to emergency operational modes, including fan interlocks.


      14. Verify Test, Adjustment and Balance (TAB) readings, Verify 40% of
        laboratory water + airflow quantities and 20% of offices air devices of water flow chosen randomly by CX.


      15. Verify that total HVAC system is performing to meet specified design intent under full load, part load, emergency, and seasonal conditions.


      16. Verify performance of filtration devices, including pressure drop measurements and leak testing.


      17. Verify leak testing of supply, return and exhaust duct systems.


      18. Confirm as-built drawings match installation. This includes HVAC
        construction as well as controls drawings.


      19. Coordinate and consolidate operations and maintenance information submitted by the Contractor as spelled out in the Contract Documents. Provide to the University a complete and well-organized Operations and Maintenance Manual for operating staff’s training sessions and future reference. Owner to review and approve.


      20. Coordinate and organize the training efforts required by the Contractor within the Contract Documents. This effort by the CX is intended to provide a complete training effort for the building operating staff. The CX shall amend the Contractor’s efforts, if needed, to provide complete information for training.


      21. Verify that equipment is installed in a manner in which it can be reasonably accessed for service and calibration.


    4. Commissioning Tests:


      1. Installation Verification Test - Each system shall be checked for proper installation, shall be adjusted and shall be calibrated to verify that it is ready to function as specified.


      2. Pre-Functional Performance Test - Systems shall be inspected and approved for substantial completion and full operation prior to actual Functional Performance Testing.


      3. Functional Performance Test - The objective of these tests is to demonstrate that each system is operating and complying with specified performance requirements through possible modes of operation.


  7. Pre-Construction Commission Meeting


    1. Before construction begins, the Commissioning Agent shall review the draft Commissioning Plan with members of the commissioning team.


    2. This meeting shall be held at a time and place designated by the PM.


    3. The purpose of the meeting will be to familiarize parties with the requirements of the commissioning process, and to ensure that the responsibilities of each party are clearly understood.


  8. Shop Drawing Review


    1. The Commissioning Agent shall review shop drawings for building systems that will be commissioned or as indicated in the Commissioning Plan.


    2. The review shall be summarized in a report and submitted within fourteen (14) calendar days of receipt of each submittal to the Owner.


    3. The review shall be structured and reported to identify any discrepancies between the Design Documents and the shop drawing submittals that would affect the commissioning process.


  9. Operation and Maintenance Manuals for Equipment and Systems


    1. The mechanical systems and equipment manuals shall contain the following:


      1. Itemized Equipment List: Include maintenance schedule and detailed work description of each commissioned maintenance item.


      2. Each item of Equipment and each System: Include description of unit or system, and components parts. Identify function, normal operating characteristics, and limiting conditions. Include complete nomenclature and commercial number of replaceable parts.


      3. Operating Procedures: Include start-up, break-in, and routine normal operating instructions and sequences. Include regulation, control, stopping, shutdown, and emergency instructions. Include summer, winter, and any special operation instruction.


      4. Maintenance Requirements: Include routine procedures and guide for troubleshooting; disassembly, repair and reassembly instructions; and alignment, adjusting, balancing and checking instructions.


      5. Provide servicing and lubrication schedule, and list of lubricants required. Include manufacturer’s printed operation and maintenance instructions.


      6. Include sequence of operation from BAS controls contractor.


      7. Provide original manufacturer’s parts lists, illustrations, assembly drawings and diagrams required for maintenance.


      8. Provide wiring diagrams and schematics


      9. Provide control diagram by controls contractor as installed.


      10. Provide list of original manufacturer’s spare parts, current prices, and recommended quantities to be maintained in University stock on-hand.


      11. Operations and Maintenance manuals shall be provided in 3-ring binders for hardcopies and on CD’s for electronic PDF versions.


    2. Schedule


      1. Construction Contractor shall furnish complete Operation and Maintenance Manuals to Commissioning Agent and Owner for review and assimilation, as defined by specific equipment and materials specifications, and as it applies to commissioning. Furnish within 60 calendar days before scheduled Functional Performance Test(s). Allow minimum fourteen (14) calendar days for review.


      2. Construction Contractor shall furnish reviewed and corrected Operation and Maintenance Materials to Commissioning Agent and Owner, fourteen (14) calendar days before scheduled Functional Performance test(s).


      3. Final Operation and Maintenance Materials to be submitted to Owner within fourteen (14) calendar days following completion of Functional Performance Tests.


  10. Commissiong Procedures


    1. 10.1 Test Procedure Development and Test Documentation


      1. Commissioning Agent shall prepare and submit to Owner for review the Commissioning Plan, detailed descriptions of test procedures that the Commissioning Agent proposes for demonstration of conformance of completed systems to these Plans and Specifications. Each test procedure shall include the following information:


        1. Purpose of the test.


        2. Required personnel, tools, instruments needed to perform the tests.


        3. Design information pertinent to the equipment or system being tested.


        4. Equipment description.


        5. Detailed sequence of operation, including any operating set points.


        6. Scheduling requirements.


        7. Special instructions or warnings.


        8. Expected results.


        9. Sampling strategies.


      2. The Commissioning Agent shall revise each test procedure as necessary to incorporate information specific and particular to the equipment/systems as shown on the Shop Drawings and Operations and Maintenance Manuals. Changes to test procedures, field corrections to equipment or system components, or other modifications that occur during testing must be documented.


    2. 10.2 As-Built Verification


      1. The Commissioning Agent shall review As-Built Documents for accuracy of commissioned items.


        1. The review shall be structured and reported to identify any
          discrepancies between the As-Built Documents and the actual on-site operation and hardware. Verify that system documentation is current.


        2. The review shall be summarized in a report and six (6) copies shall be submitted for approval to the Owner. Once approved, two (2) copies shall be forwarded to the Contractor from the PM.


      2. The Commissioning Agent shall coordinate and document the resolution of discrepancies identified in the As-Built Verification Report with the Construction Contractor through the PM.


    3. 10.3 Documentation and Reports


      1. Documentation, General


        1. The Commissioning Agent shall record and maintain detailed
          inspection and testing data. The data record shall be comprehensive and concise.


        2. Data shall be recorded as soon as possible during the course of the inspection and testing, changes to test procedures, field corrections to equipment or system components, or other modifications that occur during testing must be documented.


        3. Documentation shall have the date, time, weather conditions, and names of persons participating in the inspection and testing.


        4. Test instruments shall be documented for valid calibration.


        5. The documentation format for records must be approved by the Owner prior to the start of Functional Performance Testing.


    4. 10.4 Report


      1. The Commissioning Agent shall prepare and submit to the Owner six (6) copies of the Installation Verification and Functional Testing Reports. Two (2) copies of the reports will be forwarded by the PM to the Contractor with requests for corrective action if required of the Contractor.


      2. Submit report after completion of commissioning period.


      3. Report shall document tests performed, any modifications to tests, comparison to TAB and other agency tests, and verification of compliance with Basis of Design.


    5. 10.5 Training Session Requirements


      1. Training Sessions shall be conducted for University Personnel in University Facilities at the Auburn Campus, with hands-on-training at the project site.


      2. Commissioning Agent shall identify personnel, including Construction Contractor, A/E and manufacturer’s representatives that shall participate in training sessions as required in the Construction Documents. Training time requirements shall be identified in a training matrix for inclusion in Commissioning Plan. Parties shall both attend training sessions and be available for demonstrations. The Commissioning Agent shall coordinate vendor-provided training.


      3. Commissioning Agent will develop a Training Agenda with the cooperation and coordination of the Contractor. The CX shall submit six (6) copies to the Owner twenty one (21) calendar days prior to initial scheduled training session. Two (2) copies of the final agenda will be forwarded to the Contractor by the PM.


      4. Training Session Topics to be included:


        1. Equipment and system descriptions.


        2. Equipment start-up operation in normal and emergency modes, shutdown procedures, seasonal changeover, and manual/automatic control.


        3. Operation and adjustment of dampers, valves and controls.


        4. Preventative Maintenance Program: requirements and schedules for routine maintenance on equipment.


        5. Special tools needed and a recommended spare parts inventory.


        6. Relevant health and safety issues, including emergency procedures.


        7. Warranties and guarantees.


        8. Hands-on operation of the equipment and systems.


        9. Common troubleshooting problems that might arise, with a description of possible causes and corrective measures.


        10. Overview of information contained in the operating manuals and location of plans and manuals in the facility.


        11. Videotape training session for future training needs.


      5. Commissioning Agent shall organize Contractor-provided training materials and supplement or amend these training materials as needed to produce a quality training session for the University and its employees or contractors. The Contractor shall provide professional video production services to record these training sessions. Provide six (6) copies of training manuals, contained in 3-ring binders, which include necessary documentation for system hardware operation and maintenance data. Provide four (4) copies of the training session video in VHS or DVD format.


    6. 10.6 System Installation Verification and Functional Performance Testing


      1. General Requirements


        1. Operating equipment and systems shall be tested by the Commissioning Agent, to demonstrate compliance with specified requirements. Life safety tests shall be witnessed by the PM or other Auburn University representative
          identified by Owner. Other tests may be witnessed by, at option of, the Owner.


        2. Prior to installation, required control system components and sensors, as identified in the Commissioning Plan, shall have been bench calibrated.


        3. Prior to start-up, Installation Verification inspection checklists shall be complete. The Contractor shall coordinate with the CX to develop this checklist.


        4. Before starting Functional Performance Tests, Installation Verification shall be completed and approved by the Owner.


        5. Per the Commissioning Plan, testing shall be conducted under specified design operating conditions, and in accordance with manufacturer’s instructions. BAS testing shall be assisted by personnel of the Contractor and the BAS Sub-Contractor. Manufacturer’s installation team shall assist in testing of other major equipment where applicable to the Commissioning Plan.


        6. Elements of systems shall be tested to demonstrate that total systems satisfy requirements of the Specifications. Testing shall be accomplished on hierarchical basis. Test each piece of equipment for proper operation, followed by each subsystem, followed by entire system, followed by any
          interfaces to other major systems.


        7. Special commissioning testing materials, tools and equipment shall be provided by and remain the property of the Commissioning Agent.


        8. Commissioning Agent shall provide (6) copies of test reports and records to the PM within seven (7) days of test. The PM will provide two (2) copies to the Contractor with requests for corrective action, if required.


      2. System Start-Up and Installation Verification


        1. Prior to HVAC system startup, the following items shall be verified by CX and reviewed by Owner:


          • Building is clean enough for air systems to be run.


          • Building control system including metering capabilities are fully functioning.


          • Temporary additional filters are installed at return air devices to keep return air duct, plenums, and air handlers clean. CX shall also inspect filters and air handlers to ensure that filters are properly maintained by Contractor. CX shall provide daily observation and weekly report of findings of condition of system.


        2. The CX shall for purposes of installation verification perform the following:


          • Construction Contractor shall ensure that construction debris and dirt have been removed and that systems have been cleaned.


          • Each system shall be checked for proper installation, shall be adjusted, and shall be calibrated to verify that it is ready to function as specified.


          • System elements shall be checked to verify that they have been installed properly and that connections have been made correctly. Verify that each piece of equipment has been checked for proper lubrication, drive rotation, belt tension, control sequence or other conditions that may cause damage. Verify that control devices shall have been calibrated and control loops tuned.


          • Verify that tests, meter readings and specific electrical
            characteristics agree with those required by equipment or system manufacturer.


          • Discrete elements and sub-systems shall be adjusted and shall be checked for proper operation. Verify that wiring and support components for equipment are complete and tested.


          • Installation Verifications shall be documented in a permanent record for each system/piece of equipment. Settings, readings and/or calibration points shall be listed on the record. Records shall be dated and initialed by the Construction Contractor and stamped by the Commissioning Agent.


      3. Functional Performance Tests


        1. A Functional Performance Test shall be performed on each
          complete system after the Contractor has completed any tests specified in the individual specifications. Each function shall be demonstrated by the Commissioning Agent on a step-by-step basis as detailed in the written test procedure of the Commissioning Plan.


        2. Functional Performance Tests shall be documented in a permanent record for each system/piece of equipment. Settings, readings, and/or calibration points shall be listed on the record. Records shall be dated and initialed and stamped by the Commissioning Agent.


        3. The Construction Contractor shall make corrective measures of rejected systems and equipment as directed by the COR and witnessed by the Commissioning Agent.


        4. The Commissioning Agent shall coordinate re-testing of rejected systems/equipment through the PM after corrective measures have been performed.


        5. The Commissioning Agent shall identify and prepare a list of offseason systems that must be tested after the normal commissioning period to properly establish system performance. This second phase of testing shall take place within 12 months following construction and when weather conditions permit proper demonstration of systems under near-design conditions.


  11. Owners Demonstration Phase




    1. The Contractor shall assist the CX in demonstration of verification of randomly chosen test and balance readings, controls sequence of operations, and control system points. The following demonstrations shall be performed:


      1. Demonstrate to Owner 10% of TAB readings to be chosen at random by Owner. This is in addition to the TAB readings verified by CX.


      2. Demonstrate to Owner 15% of controls points of operation to be chosen at random by Owner.


    2. FAILURE:


      1. If, during owners demonstration phase of TAB readings and controls points readings, points do not perform as required, that point/reading will be retested until it passes and one additional point/reading will be verified at no cost to Auburn University.


    3. The Owners Demonstration Phase shall be accounted for in overall construction schedule. Demonstration shall be performed after receipt and approval of Final Commissioning Report.





 
 
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