Commissioning Plan: For The

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.
Pre‐Functional Equipment Functional
System Sampling Rate Remarks
Checklists Startup Testing
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

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 Yes Yes Yes 100% H, P, BAS, TAB
Pipe Correctly
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

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
Yes Yes Yes 100% E
Utility service entrance Switchgear
Yes Yes Yes 100% E
Standby Generator Systems
Yes Yes Yes 100% E
Generator Paralleling Switchgear
Yes Yes Yes 100% E
Generator Power Distribution Systems
Yes Yes Yes 100% E
Utility Power Unit Substations
Yes Yes Yes 100% E
Generator Power Unit Substations
Yes Yes Yes 100% E
Automatic Transfer Switches
Yes Yes Yes TBD E
Normal Power Distribution Systems
Yes Yes Yes 100%
Life Safety Power Distribution E
Systems

Yes Yes Yes 100% E
Critical Power Distribution Systems
Yes Yes Yes 100%
Essential Equipment Power E
Distribution Systems
Yes Yes Yes TBD E
Lighting Controls
Div 27 - Communications
Yes Yes Yes TBD E
Nurse Call / Code Blue
Yes Yes Yes TBD
Public Address and Mass Notification E
Systems
Yes Yes Yes TBD
Healthcare Intercommunications and E
Program Systems
Div 28 – Electronic Safety and Security
Yes Yes Yes TBD E
Fire Detection and Alarm Systems
Yes Yes Yes 100% E
UPS Systems
Notes:
 H ‐ Heating
 TAB ‐ Testing, Adjusting and Balancing
 E ‐ Electrical
 P ‐ Plumbing
 BAS ‐ Building Automation and Controls

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 CxA  Owner

 Design Team
Owner's Project Requirements Owner  Design Team  CM

 CxA
Basis of Design (Design Narrative) Design Team  Owner  CM
 CxA
Commission Specification CxA  Design Team  Owner
Preliminary Commissioning Plan CxA  Owner  Design

Team
 CM
Design Development Documents Design Team  CxA


DD Review Comment Log CxA  Owner  Design

Team
Construction Documents Design Team  CxA
CD Review Comment Log CxA  Owner  Design

Team
Commissioned Systems Narrative Design Team  Owner

 CxA
Commissioned Systems Single Line Diagram Design team  CxA  Owner
Final Commissioning Plan CxA  Owner  Design

 CM
Construction Kick off Meeting Minutes CM  Owner  CxA
Architect  Design
Team
Duration Schedule for Commissioning CxA  Owner  CM Initial submission included in Final
Activities Commissioning Plan
 HC
 PC
 EC


 GC
Submittals and Shop Drawings on CM  CxA Submittals and shop Drawings are
Commissioned Systems submitted to the Design Team as separate
GC
submission
HC
PC
EC
Submittal and Shop Drawing Comment Log CxA  CM Design team comments and/or approval
provided separately
 GC
 HC
 PC
 EC
Construction Phase Controls Meeting CxA  Owner  Design
Minutes Team
 BAS
 HC
Pre-Functional Checklists CxA  Owner  GC
 CM  PC
 HC
 EC


Executed Pre-Functional checklists CM  CxA

HC
PC
EC
GC
Contractor Startup Reports CM  CxA
HC
PC
EC
GC
Contractor Startup Report Comment Log CxA  CM
 GC
 HC
 PC
 EC
 BAS
Preliminary Functional Test Procedures CxA  Owner
 CM
 GC
 HC


 PC
 EC
 BAS
Preliminary Functional Test Procedure Owner  CxA
Comments
CM
GC
HC
PC
EC
BAS
Final Functional Test Procedures CxA  Owner
 CM
 GC
 HC
 PC
 EC
 BAS
Executed Functional Test Procedures CxA  Owner


TAB Plan TAB  CxA  Owner

 Design
Team
TAB Plan Review Comment Log CxA  TAB  Owner
 Design
Team
TAB Final Report TAB  HC  Design
Team
 CxA
TAB Final Report Comment Log CxA  HC  Owner
 TAB  Design
Team
O & M Manuals CxA  Design Team
 CxA
O & M Manual Comment Log CxA  Design Team  Design
Team
 CxA
Systems Manual CxA  Owner
Systems Manual Review Comments Owner  CxA


Training Plans HC  CxA  Owner

PC  CM
EC
GC
Training Plan Comment Log CxA  HC  Owner
 PC  CM
 EC
 GC
Warranty and Other Closeout Documents HC  CM  CxA
PC  GC  Design
EC Team
GC
Warranty and Closeout Comment Log CxA  CM  Owner
Design Team  GC
Systems Functional Testing and Field CxA  Owner  CM
Reports
 GC
 HC
 PC
 EC
 Design


Team
Construction Observations Field Reports CxA  Owner  All

Contract
 CM
ors
 Designe
rs
Preliminary Commissioning Report CxA  Owner
Commissioning Report Review Comments Owner  CxA
Final Commissioning Report CxA  Owner
Construction Meeting Minutes Architect  Owner  All

Contract
ors
 CxA
 Design
Team
Commissioning Status Reports CxA  Owner
 CM


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 CxA  Owner
Procedures


Lesson Learned/Warranty Review Meeting CxA  Owner  CM

Minutes
 Design
Team
Master Issues Log CxA  Owner

COMMISSIONING TEAM ROLES AND RESPONSIBILITIES
Commissioning Team Roles and Responsibilities

Project Cx Task Description Team Member Responsibility
Phrase
Design Review Review Owner's Project Owner  Prepare and issue Owner's Project Requirements based on
Owner's Project Requirement document. specific requirements.
Requirements
CxA  Review and comment on Owner's Project Requirements.
Submit comments to Owner
Design Team  Review for understanding project requirements.
Design Review Design Review the Design Narrative Owner  Receive and distribute Basis of Design documents to CxA.
Narrative
CM
CxA  Review Design Narrative document.

 Provide comment log to Owner and Design Team.


Phrase
Design Team  Prepare Design Narrative to describe design approach.
Design Commissioning Prepare Commissioning Owner  Review, comment and approve Cx specifications as part
Specifications Specifications of project manual review.
CM
CxA  Prepare Cx Specifications Sections.

 Prepare systems commissioning specifications.
Design Team  Incorporate commissioning specifications into Project
Manual.
Design Preliminary Prepare Preliminary Owner  Review Cx Plan.
Commissioning Commissioning Plan that describes
Plan the Commissioning Process,
CM  Provide comments to Cx.
Commissioning Team with
specific Roles and
Design Team  Review Cx Plan relative to Design Team roles and
Responsibilities. The
responsibilities.
Commissioning Plan will include
description of systems to be
commissioned.
Construction Final Based on the final construction Owner  Review and approve Commissioning Plan.
Commissioning documents, update the preliminary
Commissioning Plan to identify  Provide comments to CxA.


Phrase
Plan specific systems to be CM  Review Cx Plan relative to CM and installing sub-
commissioned. The Final contractor's roles and responsibilities.
Commissioning Plan will also
include specific individual roles  Provide comments to CxA.
and responsibilities and CxA  Prepare Final Commissioning Plan.
preliminary Pre-Functional
Checklists and Functional Test  Prepare preliminary Pre-Functional Checklists.
Plans for systems to be  Prepare Preliminary Systems Functional Performance Test
commissioned. Procedures.
 Issue to Owner.
 Incorporate comments into Cx Plan revisions as necessary.
Design Team  Review Cx Plan relative to Design Team roles and
responsibilities.
 Provide comments to Owner.
BAS  Review Cx Plan relative to BAS roles and responsibilities.

 Provide comments to CxA.
TAB  Review Cx Plan relative to TAB roles and responsibilities.
Construction Construction Conduct an initial commissioning Owner  Review commissioning schedule data.
Commissioning meeting with Contractors and
Kick Off commissioning team members.  Coordinate with Contractors to incorporate
The purpose of the meeting will be commissioning activities into project schedule.


Phrase
meeting to establish the purpose and CxA  Prepare and issue commissioning activities schedule,
proposed process for including durations and procedures.
commissioning this facility in the
construction, acceptance and  Review project schedule prepared by CM.
warranties phases of the project. Design Team  None.
Review the individual roles and
responsibilities of each
participating commissioning team CM  Incorporate commissioning activities into Master
member as specified in the Construction Schedule.
Construction Documents
BAS  Review project schedule prepared by CM.
TAB  Review project schedule prepared by CM.
Construction Submittal and Based on final construction Owner  None.

Shop Drawing documents, prepare a list of
CM
Review List selected submittals and shop
drawings for review by the CxA  Prepare list of submittals and shop drawings to be
Commissioning Agent. provided to the CxA.
Design Team  None.
BAS  None.
TAB  None.


Phrase
Construction Controls After receipt of the Controls Owner  Schedule, facilitate and attend meeting.
Meeting Submittal, participate in or conduct
meeting with the Owner's
representatives, Owner's Control
Vendor, Owner's TAB contractor,
Mechanical/Electrical Design CxA  Conduct Meeting.
team, mechanical sub-contractor to
review the Controls Submittal and
mechanical/ electrical systems to
be installed.
Design Team  Attend Meeting.
Focus will be on how the selected
sequences of operation interact
with the mechanical/ electrical
systems and how well they meet
the owner's requirements. GC  Coordinate and schedule Mechanical, Electrical and
Controls Electrical sub-contractors to attend meeting.
BAS  Attend meeting.
TAB  None.


Phrase
Construction Pre-Functional Prepare Pre-Functional Checklists Owner  Review checklists.
Checklists for systems, components and/or
equipment to be commissioned.
CM  Provide comments to CxA.
These Pre-Functional Checklists
will be used to document
CxA  Prepare preliminary checklists.
completion of system, component
and/or equipment installation and  Issue to Owner for review.
to determine system readiness for
functional testing.  Incorporate changes into final checklists as necessary.
Pre-Functional Checklists should

be completed by the installing
contractors to document the Design Team  None.
installation process. Completed
Pre-Functional Checklists are to be CM  Provide copies of sub-contractor QC installation checklists
submitted to the commissioning GC to CxA for review.
agent a minimum of seven days
 Review checklists prepared by CxA.
prior to testing. Completed Pre-
Functional Checklists will be spot  Provide comments to CxA.
checked by the commissioning


Phrase
agent to verify systems are ready BAS  Review checklists prepared by CxA.
for testing.
TAB  Review checklists prepared by CxA.

Construction Review Commissioning agent will review Owner  Receive and distribute Contractor Startup Reports.
Contractor selected equipment startup reports
Equipment prepared by installing contractor.
CxA  Witness selected contractor equipment startups.
Startup Reports
Commissioning Agent will witness
selected equipment startup  Review selected Contractor Startup Reports.
procedures. Seven days prior  Provide comment log to Owner.
notice is required to schedule
commissioning agent witnessing Design Team  Review Contractor Startup Reports.
the startup.
cm  Complete Contractor Startup Reports.


Phrase
 Issue to CxA.
BAS  Review selected Contractor Startup Reports.
TAB  Review selected Contractor Startup Reports.
Construction Prepare Based on final construction Owner  Review preliminary Functional Test Procedures.
Functional Test documents (including applicable
Procedures changes), and approved submittals,
prepare Functional Test
Procedures for systems to be
CxA  Prepare preliminary Functional Test Procedures.
commissioned. Draft Functional
Test Procedures will be issued for  Issue to Contractor and BAS.
review by owner, installing
contractors and BAS Vendor.  Incorporate comments into final Functional Test
Procedures as necessary.
Final Functional Test Procedures
will be prepared incorporating Design Team  None.
review comments received from
owner, contractors or BAS CM  Distribute preliminary Functional Test Procedures to MC,
Vendor. GC EC and other installing sub-contractors.
 Review preliminary Functional Test Procedures.
BAS  Review preliminary Functional Test Procedures.


Phrase
TAB  Review preliminary Functional Test Procedures.
Construction TAB Plan Review HVAC systems Test and Owner  Distribute TAB Plan to CxA and Design Team.
Review Balance Plan prepared by the TAB
CM
Vendor. Review will be to
determine general conformance
with owner's requirements.
CxA  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.
BAS  Review TAB Plan.
 Provide comments to Owner and CxA.
TAB  Prepare preliminary TAB Plan.
 Issue to CxA and Owner.
 Incorporate comments into Final TAB Plan as necessary.
Construction TAB Report Review TAB Report prepared by Owner  Distribute TAB report to Design Team, and CxA.
Review TAB vendor following system air
and water balancing. Review will
CM  Approve TAB Report in consultation with Design Team
be focused on TAB results that and CxA.


Phrase
affect system performance and/or CxA  Review TAB report.
commissioning. Specific attention
will be given to equipment  Provide comments to Owner and Design Team.
installation and operational issues Design Team  Review and provide recommendations to Owner.
identified by the TAB vendor.
CM  Review and submit TAB Report.

HC
GC
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.
Construction Review O & M Review Operations and Owner  Distribute O & M Manuals to CxA and Design Team.
Manuals Maintenance Manuals submitted
by contractors. Manuals will be
CM  Review and approve O & M Manuals.
reviewed for clarity, organization,
usability and general conformance
CxA  Review O & M Manuals.
with specifications and owner's
requirements.  Provide comment log to Owner.
Design Team  Review O & M Manuals.
HC  Prepare and issue O & M Manuals to GC.


Phrase
PC
EC
BAS  Prepare and issue BAS O & M Manuals to HC.
TAB  None.
Construction Prepare Prepare detailed systems manuals Owner  Review and approve Systems Manuals.
Systems for commissioned systems. The
Manuals for manuals will provide operating
commissioned staff the information needed to CxA  Using O & M Manuals, Basis of Design, and Construction
systems understand and optimally operate Documents, prepares Systems Manual.
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 Design Team  Provide Single Line Diagrams and System Narratives.
and responses.
Construction Review Review contractor and Owner  Schedule and facilitate training sessions.
Training Plans manufacturer training plans ad
agendas for general conformance
CM  Maintenance staff attends training sessions.
with specifications and owner's


Phrase
requirements. Observe selected CxA  Review Training Plans.
training for quality of training and
for general conformance with  Provide comment log.
training plan and agenda.  Witness selected training sessions.
CM  In conjunction with installing sub-contractors and/or

HC manufacturers' representatives, conduct training sessions.
PC
EC
BAS  Conduct BAS training sessions.
TAB  None.
Construction Warranty Review contractor's and Owner  Distribute warranty documents to Maintenance Staff.
Review manufacturer's warranties for
general conformance with
CM  Review and approve warranty documents.
specifications and owner's
requirements.
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.


Phrase
BAS  Prepare and issue warranty documents for BAS.
 Incorporate comments into final warranty documents.
Construction Systems Witness and document functional Owner  Schedule, facilitate and witness systems functional testing.
Functional testing for systems to be
Testing commissioned. Testing will be
CM  Maintenance staff should assist in functional testing as
conducted as detailed on the additional systems training opportunity.
specific Functional Test Plan for
CxA  Witness systems functional testing using previously
each system to be commissioned.
prepared Functional Test Procedures.
Functional testing will require
support from the HC, EC, BAS  Document systems testing on Functional Test Procedures.
and TAB Vendors. Installing  Issue Field Reports to document deficiencies.
contractors should be available to
respond to issues and problems  Update Master Commissioning Issues Log to document
identified during testing. and track deficiencies.
Design Team  Review test documentation.
CM  HC and EC to conduct functional testing by operating

HC systems in accordance with functional test procedures.
EC  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.


Phrase
BAS  Conduct functional testing by operating BAS in
accordance with CxA directions and functional test
procedures.
 Assist in troubleshooting and corrective action as
necessary.
TAB  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.
Construction Systems Retest systems with deficiencies as Owner  Approve retesting as recommended by CxA.
Functional recommended by the CxA and
Retesting directed by the owner.
CM  Schedule and coordinate retesting.
(Note: Retesting is not included in

the scope of commissioning CxA  Make recommendations for necessary retesting.
services and is provided as an
additional service. The costs  Coordinate with Owner to schedule retesting after
associated with retesting maybe deficiencies are corrected.
recovered from the Contractors in Design Team  None.
accordance with appropriate
contract provisions.)
CM  Make necessary system repairs, adjustments and/or
HC corrections prior to retesting.
EC  Coordinate retesting as directed and approved by the

Owner.
 Conduct systems retesting by operating systems as
directed by Owner and functional test procedures.


Phrase
BAS  Assist in systems retesting by operating BAS as directed
by Owner and functional test procedures.
TAB  None.
Construction Construction Conduct visits to the construction Owner  None.

Observation site to observe construction
CM
activities. Specific attention will
be given to installation of
mechanical, electrical, plumbing
CxA  Conduct Construction Observation visits to observe
systems, and Building Envelope
construction progress, system/equipment installation and
for general conformance with
general quality of construction.
specifications and manufacturer's
installation of site utilities, site  Prepare Field Report to document general and specific
improvements and building observations and issues.
envelope construction for general
conformance with plans and  Update Master Issues Log to document and track specific
specifications, and manufacturer's issues reported on Field Report.
installation requirements.  Monitor and verify corrective actions.
 Update Master Issues Log to document corrective action
progress and completion.
Design Team  Review Master Issues Log.


Phrase
CM  Review Field Reports.
 Review Master Issues Log.
 Provide corrective actions as directed actions as directed
by the owner to resolve outstanding issues.
BAS  Review Field Reports relative to BAS issues.
 Review Master Issues Log relative to BAS issues.
 Report progress of corrective actions relative to BAS
issues.
TAB  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.
Construction Final Compile a comprehensive Owner  Review preliminary Commissioning Report.
Commissioning commissioning report
Report documenting all commissioning
activities, including but not limited  Review and approve Final Commissioning Report.
to:
CxA  Prepare preliminary Commissioning Report.
Commissioning scope Test
methods and results , Outstanding  Incorporate comments into final report.
commissioning issues, issues log,  Issue Final Commissioning Report.
Commissioning plan, Status
reports, Submittal and O & M Design Team  None.
manual reviews, Training record,
Pre-Functional Checklists, Design
Review Comments.


Phrase
Construction Master Issues Maintain a Commissioning Issues Owner  Review Master Issues Log.
Log Log to document commissioning
issues identified during  Coordinate and direct corrective actions to resolve
construction and functional testing. commissioning issues.
The Commissioning Issues Log CxA  Provide monthly updates to Master Commissioning Log.
will include recommended party
and recommendations for  Provide updated Master Commissioning Log after each
resolution for the issue. The Construction Visit to document specific issues observed
Commissioning Issues Log will during the visit.
also be used to document progress  Update Master Issues Log to document progress on
toward resolution and the final corrective actions.
resolution.
 Update Master Issues Log to document completion of
corrective actions.
Design Team  Review Masters Issues Log.
 Provide status of corrective actions.
 Provide notification of corrective action completion.
CM  Review Masters Issues Log.
 Provide status of corrective actions.
 Provide notification of corrective action completion.
BAS  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

Phrase
relative to BAS issues.
TAB  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.
Design/ Review Change Review change orders, architect's Owner  Issue change orders, ASI and/or RFI.
Orders, ASI, supplemental instructions and
Construction
and RFI requests for information (with
CM  Provide copies of change orders, ASI and RFI to CxA.
design team response) for issues
that affect commissioning.
CxA  Review change orders, ASI, and RFI for changes that
Review is for information only and
affect system/equipment design or installation.
does not constitute technical or
contractual approval or  Incorporate changes into revised Functional Test
disapproval. Procedures or Pre-Functional Checklists.
Design Team  Respond to RFI's.
 Prepare change orders and/or ASI.
 Update construction documents as necessary.
CM  Issue RFI.
 Request change orders and ASI as needed.


Phrase
BAS  Monitor system changes for impact on BAS installation
and/or sequences of operations.
 Update BAS programming or sequences of operations to
implement approved changes.
TAB  Monitor system changes for impact on TAB.
 Update TAB Plan as necessary to implement approved
changes.
Warranty Monitor Monitor System operation using Owner  Coordinate corrective actions with Contractors as
Systems trend data from BAS. necessary.
Operations
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.
CM  Provide corrective actions as directed by owner.
BAS  Provide corrective actions as directed by owner.
TAB  None.
Warranty Deferred and/or Direct testing that was deferred Owner  Schedule, facilitate and witness deferred/seasonal testing.
seasonal due to lack of system readiness or
Testing for seasonal requirements. Testing
CM  Maintenance Staff should assist in deferred/seasonal as
will be conducted in accordance additional systems training opportunity.


Phrase
with Functional Test Plans. CxA  Witness deferred/seasonal testing using previously
Testing support will be received prepared Functional Test Procedures.
from the BAS Vendor and
Maintenance Staff.  Document deferred/seasonal testing on Functional Test
Procedures.
 Issue Field Reports to document deficiencies.
 Update Master Commissioning Issues Log to document
and track deficiencies.
GM  HC and EC will conduct seasonal/deferred testing by

HC operating systems in accordance with owner directions
and functional test procedures.
EC
 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  Conduct deferred/seasonal testing by operating BAS in
accordance with CxA directions and functional test
procedures.
 Assist in troubleshooting and corrective action as
necessary.
TAB  Assist deferred/seasonal testing as directed by the CxA
and functional test procedures. Verify selected BAS data


Phrase
by spot measurements of air and/or water balancing data.
Warranty Post- Return to the project Owner  Schedule and facilitate Warranty Checkup Visit.
Occupancy approximately 10 months into the
Warranty 12 month warranty period to
CM  Direct GC & BAS to provide corrective action for
Checkup review the building operation with Warranty claims.
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.
CxA  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.


Phrase
CM  Implement corrective actions on Warranty Claims as

directed by owner.
BAS  Implement corrective actions on Warranty Claims as

directed by owner.
TAB  None.
Warranty Final Amend Final Commissioning Owner  Review and approve Commissioning Agent
Commissioning Report to document the Warranty Amendment.
Report Phase commissioning activities
Amendment CxA  Prepare Final Report Amendment to document
Warranty phase commissioning activities.

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:

Project Phrase Task Duration Schedule Predecessors
Design Review Design 2 weeks Comments submitted Receive Design Narrative

Narrative concurrent with design
comments
Design Commissioning 2 weeks Specifications issued concurrent Receive drawings and specifications
Specifications with CD specifications
Design Preliminary 1 week Preliminary Cx Plan issued Receive drawings and specifications
Commissioning concurrent CD documents
Plan
Design Focused Final 2 weeks Comment log issued 2 weeks Receive Final Construction Document drawings
Construction after receipt of final CDs and specifications
Document Review
Design Update Design 2 weeks Updated Design Narrative Final CD Design Review meeting.
Narrative issued 2 weeks after Final CD Receive Final CD Design review comments
Design Review Meeting from peer reviewer.
Construction Preliminary 1 week Concurrent with Final CD Receive Final CD drawing and specifications.
Commissioning Design review
Plan


Construction Construction 1 day Scheduled by Owner

Commissioning
Kick Off meeting
Construction Duration Schedule None Issued as part of Final Preliminary construction schedule
for Commissioning Plan
Commissioning
Activities
Construction Submittal and None Issued as part of Final Final Construction Document plans and
Shop Drawing Commissioning Plan specifications
Request List
Construction Submittal and 2 weeks Comment log issued 2 weeks Receipt of submittal or shop drawings.
Shop Drawing after receipt of shop drawings Comment log will be updated after receipt of
Review and submittals each requested submittal.
Construction 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

after meeting. operations.

Construction Pre-Functional TBD Preliminary checklists issued Receive equipment submittals
Checklists 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 1 day Scheduled by Individual 1 week written notice of scheduled startup
Contractor Contractors
Equipment Startup
Construction Review Contractor 1 week Comment log issued 1 week Receive Startup Checklist completed by
Equipment Startup after receipt of completed installing sub-contractor.
Checklists checklist
Construction Prepare Functional TBD Preliminary Functional Test Receive all requested equipment submittals and
Test Procedures Procedures issued shop drawings.
approximately 4 months prior to Receive BAS submittal and final sequences of
substantial completion. operations.
Final Functional Test
Procedures issued
approximately 3 months prior to
substantial completion
Construction TAB Review 2 weeks Comment log issued 2 weeks Receive TAB Plan
after receiving TAB Plan
Construction TAB Report 2 weeks Comment log issued 2 weeks Receive TAB Report


Review after receiving TAB Report

Construction Review O & M 3 weeks Comment log issued 3 weeks Receive O & M Manuals
Manuals after receiving O & M Manuals
Construction Prepare Systems 8 weeks Systems Manuals issued 8 Receive O & M Manuals
Manuals weeks after receiving O & M
Manuals
Construction Review Training 2 weeks Comment log issued 2 weeks Receive Training Plans
Plans after receiving Training Plans
Construction Warranty Review 2 weeks Comment log issued 2 weeks Receive Warranty documents
after receiving Warranty
documents
Construction Systems TBD Functional testing to begin See separate table.
Functional Testing coordinated with construction
schedule and systems
completion
Construction Systems TBD TBD Corrective actions complete
Functional
Retesting
Construction Construction 1 day Construction observations None
Observation scheduled concurrent with
progress meetings –
approximately 2 visits per
month.
More frequent visits may be
scheduled during 3 months

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 6 weeks Preliminary Commissioning Functional Testing completed.
Commissioning Report issued approximately 6
Report weeks after completing
Functional Testing
Construction Master Issues Log 2 days Master Issues Log will be Construction Observation visit and/or progress
updated and issued following meeting.
each progress meeting and/or
Construction Observation visit.
Construction Review Change TBD Ongoing though out Receive Change Orders, ASI or RFI
Orders, ASI, and construction
RFI
Warranty Deferred and/or TBD Seasonal testing scheduled Seasonal changeover (i.e. summer-to winter or
seasonal Testing approximately 6 months after winter-to summer)
completing Functional Testing Completion of system installation or corrective
Deferred testing schedule to be action completed
determined


Warranty Post-Occupancy TBD Scheduled approximately 10 Initial Functional Testing is complete.

Warranty Checkup months after substantial Seasonal/deferred testing is complete.
completion

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.
System Test Schedule Predecessors Notes

Duration
Plumbing Systems
Domestic Hot Water 2 - 4 hours 1 week prior Pre-Functional Checklist, Equipment Witness equipment startup
System notice of startup startup, Controls & BAS Interface Functional testing of system
by CM Operational, TAB water balance
Eyewash showers 1 hour 1 week prior Installation Complete Review of Installation

notice by PC
Medical Gas System TBD 1 week prior Installation Complete Review of Installation during site
notice by PC observation visits and review of test
reports


Duration
Mixing Stations TBD 1 week prior Installation Complete Review of Installation during site
notice by PC observation visits and verify
temperature operation
Trap Primers TBD 1 week prior Installation Complete Review of Installation during site
notice by PC observation visits and verify
operation
Mechanical Systems
Air Handling Units 1 day per AHU 1 week prior Pre-Functional Checklist, Equipment Functional testing of all air
notice of startup startup, BAS Controls Operational, handling units
by HC TAB air & water balance
Functional Testing
TBD
OR Air Handling 1 day per AHU 1 week prior Pre-Functional Checklist, Equipment Functional testing of OR air
System notice of startup startup, BAS Controls Operational, handling units
Functional Testing
TBD
Makeup Air Unit 4 Hours 1 week prior Pre-Functional Checklist, Equipment Functional testing of makeup air
notice of startup startup, BAS Controls Operational, unit


Duration
Functional Testing
TBD
Heating Performed 1 week prior Pre-Functional Checklist, Equipment Functional testing of makeup air
Water/Chilled Water with AHU notice of startup startup, BAS Controls Operational, unit
Coils review by HC TAB air & water balance
Functional Testing
TBD
Chilled Water 1 day 1 week prior Pre-Functional Checklist, Equipment Functional testing of system
System notice of startup startup, Controls & BAS Interface
by HC Operational, TAB water balance
Functional Testing
TBD
Boiler System 1 Day 1 week prior Pre-Functional Checklist, Equipment Functional testing of system
notice of startup startup, Controls & BAS Interface
Functional Testing
TBD
Condensate Return 4 hours 1 week prior Pre-Functional Checklist, Equipment Functional testing of system
Systems notice of startup startup, Controls & BAS Interface
Functional Testing
TBD
BAS 1 day for head- 1 week prior Pre-Functional Checklist, Equipment Review BAS sequences of
notice of startup startup, Controls & BAS Interface

Duration
end testing by HC Operational, TAB air & water balance operation.
Functional Testing Witness selected equipment startup.
TBD
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 Pre-Functional Checklist, Equipment Functional testing of all boxes
system notice of startup startup, Controls & BAS Interface
by HC Operational, TAB air balance
Functional Testing
TBD
Venturi Air Valves 1 day total for 1 week prior Pre-Functional Checklist, Equipment Functional testing of all valves
all valves notice of startup startup, Controls & BAS Interface
Functional Testing
TBD
Fan Coil Units 2 hours per 1 week prior Pre-Functional Checklist, Equipment Functional testing of equipment and
unit notice by HC startup, Controls & BAS Interface controls
Operational, TAB air and water

Duration
balance
Steam System 4 hours 1 week prior Pre-Functional Checklist, Equipment Witness equipment startup
(Including PRV) notice of startup startup, Controls & BAS Interface Functional testing of system
by HC Operational
Stairwell 2-4 hours per 1 week prior Pre-Functional Checklist, Equipment Functional testing of equipment and
Pressurization Fans system notice of startup startup, Controls & BAS Interface controls
Exhaust Fans 1 -2 hours per 1 week prior Pre-Functional Checklist, Equipment Witness selected equipment startup.
system notice of startup startup, Controls & BAS Interface Functional testing of a
by HC Operational, TAB air balance representative sampling of
equipment in conjunction with
testing air handling units or other
systems
Laboratory Exhaust 1 day per 1 week prior Pre-Functional Checklist, Equipment Witness selected equipment startup.
System system notice of startup startup, Controls & BAS Interface
Laboratory 1 day per 1 week prior Pre-Functional Checklist, Equipment Witness selected equipment startup.
Ventilation System system notice of startup startup, Controls & BAS Interface
Reheat Coils Tested with 1 week prior Pre-Functional Checklist, Equipment Functional testing of a
VAV Boxes notice of startup startup, Controls & BAS Interface representative sampling of
by HC Operational, TAB complete equipment


Duration
Radiant Panels 1/4 hour per 1 week prior Pre-Functional Checklist, Equipment Functional testing of a
Panel notice of startup startup, Controls & BAS Interface representative sampling of
by HC Operational, TAB complete equipment
Computer Room 1 Day per 1 week prior Pre-Functional Checklist, Equipment Functional testing of equipment and
HVAC Systems System notice by HC startup, Controls & BAS Interface controls
Operational, TAB air and water
balance
TAB 4 Hours 1 week prior TAB activities complete Verification of TAB measurements
notice by HC on representative sampling quantity
Minimum – copy of preliminary
balance report
Ductwork 1 day 1 week prior Ductwork complete Witness selected duct pressure
notice by HC testing
Piping 1 Day 1 week prior Piping Complete Witness selected Flushing and
notice by HC Pressure testing
Electrical Systems

Electrical Utility 1 day 1 week prior notice  Pre-startup testing.
Services of startup by CPM  Witness startup of service
equipment
Switchboards 1 day 1 week prior notice  Pre-startup testing.
of startup by CPM  Witness startup of switchboards
Grounding & 1 day 1 week prior notice  Witness 3rd party ground
Bonding Electrical of 3rd party testing resistance testing
Systems by CPM
Panelboards 1 – 2 hours per 1 week prior notice  Pre-startup testing

panel of startup by CPM  Witness startup of selected
panelboards.
Enclosed Switches 1 – 2 hours per 1 week prior notice  Pre-startup testing
& Circuit Breakers switch or of startup by CPM  Witness startup of selected
breaker equipment
Motor Controls Included in TBD  Functional testing in
other testing conjunction with system testing
of equipment controlled
Transfer Switches Included in TBD  Functional testing in
other testing 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 DDC-
controlled contactors in
conjunction with DDC testing
Emergency Lighting Included in TBD  Functional testing in
other testing conjunction with loss of utility
power testing.

Diesel Engine 10 – 12 hours 1 week prior notice  Witness load bank testing
Driven Generator of startup by CPM  Functional testing for
Assembly compliance with NFPA 110
Lightning Protection 1 – 2 hours TBD  Review of UL Master Label
for Structures
Fire Alarm & Smoke 2 days TBD  Functional testing of features
Detection Systems 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 2 – 4 hours TBD  Functional testing of a
System 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

Engineer
Construction
Manager
General
Contractor
HVAC
Contractor
Controls
Contractor
TAB
Contractor
Plumbing
Contractor
Electrical
Contractor

Commissioning Plan: For The

Uploaded by

Document Information

Original Title

Copyright

Available Formats

Share this document

Share or Embed Document

Sharing Options

Did you find this document useful?

Is this content inappropriate?

Copyright:

Available Formats

Commissioning Plan: For The

Uploaded by

Copyright:

Available Formats

COMMISSIONING PLAN

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

Trap Primers No No Yes 100% P

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

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

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

Reheat Coils Yes Yes Yes 100% H, E, BAS, TAB

Radiant Panels 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

Commissioning Plan – Nov 2013 Date Page 1.3

Commissioning Plan – Nov 2013 Date Page 1.4

Communication Distribution Matrix

Pre-Design Meeting Minutes CxA  Owner

Owner's Project Requirements Owner  Design Team  CM

Commission Specification CxA  Design Team  Owner

Preliminary Commissioning Plan CxA  Owner  Design

Design Development Documents Design Team  CxA

Commissioning Plan – Nov 2013 Date Page 1.5

DD Review Comment Log CxA  Owner  Design

Construction Documents Design Team  CxA

CD Review Comment Log CxA  Owner  Design

Commissioned Systems Narrative Design Team  Owner

Final Commissioning Plan CxA  Owner  Design

Commissioning Plan – Nov 2013 Date Page 1.6

Commissioning Plan – Nov 2013 Date Page 1.7

Executed Pre-Functional checklists CM  CxA

Commissioning Plan – Nov 2013 Date Page 1.8

Commissioning Plan – Nov 2013 Date Page 1.9

TAB Plan TAB  CxA  Owner

Systems Manual Review Comments Owner  CxA

Commissioning Plan – Nov 2013 Date Page 1.10

Training Plans HC  CxA  Owner

Commissioning Plan – Nov 2013 Date Page 1.11

Construction Observations Field Reports CxA  Owner  All

Commissioning Report Review Comments Owner  CxA

Final Commissioning Report CxA  Owner

Construction Meeting Minutes Architect  Owner  All

Commissioning Plan – Nov 2013 Date Page 1.12

Master Issues Log CxA  Owner CM  BAS

Deferred/Seasonal Testing Field Report CxA  Owner  BAS

Commissioning Plan – Nov 2013 Date Page 1.13

Lesson Learned/Warranty Review Meeting CxA  Owner  CM

Commissioning Plan – Nov 2013 Date Page 1.14

Commissioning Team Roles and Responsibilities

Design Team  Review for understanding project requirements.

CxA  Review Design Narrative document.

Commissioning Plan – Nov 2013 Date Page 1.15

CxA  Prepare Cx Specifications Sections.

Commissioning Plan – Nov 2013 Date Page 1.16

BAS  Review Cx Plan relative to BAS roles and responsibilities.

Role Person Company Address Phone Cell Email